They have in-house loans as well as ones they broker for other banks.

I have used hard money several times, then I found a mortgage broker that admitted, I could borrow from anyone, brother, mom, etc, and have the same effect as hard money, a loan was on the property so it was a refinance.With people in retirement making 1-2% on money, find a friend and give them 1 point and 6 % interest,,they will love you for it, just make sure you can refinance out of it so they aren't 'holding the bag"

If rates go up and you have a balloon you could be SOL, also most brokers do not include ALL expenses in the cap rates, many you see will reflect proforma which is usually pretend numbers or could be.

You might make contacts with mortgage brokers and introduce her to one that can take her application.

I am in the west metro Atlanta area.Most of them were done by CBC National Bank (a regional bank with a mortgage office in Alpharetta) and Wells Fargo (a particular loan officer).Shoot me a PM and I'll send you a couple mortgage brokers you should contact who can certainly get this done for you.

1) Legally, an agent (the Broker) can be paid any commission amount that you and he agree to.2) Practically, all commissions/fees are supposed to be shown on the HUD.

I have no direct contact with the listing broker/agent.

This is all opinion mind you. the guys on Wall street would say I am nuts but hey most of the brokers over there are broke too.

WIll your real estate agent/broker lie for you?

However, what you could do is find a Mortgage Broker that has this kind of experience, see if he can handle Foreclosure auction conventional loan.