, but I think your concern about the costs of tenants may be part of the story.

If I believe they have taken steps to improve their situation, and I am comfortable they will continue to do so, I will often request something to mitigate my risk and move forward anyway. 

If you are a newbie, often brokers feel you out by sending you all the bad deals that their solid buyers didn't want. 

Length of the primary lease term, level of lease guarantee, location, quality of tenant (national,regional,local) plays a part.There are many different types of lender (local,regional,national banks, insurance companies, CMBS, conduit, credit unions, private family office lenders,etc.) each has their own criteria within the space to do a loan on a property.It would take me many hours to write a response explaining all the variances.When people become my clients I already have the retail commercial attorneys, capital markets lenders, on and off market database of properties,etc. 

Often times, people get into trouble with the PA Real Estate Commission because someone involved in the deal files a complaint with the Commission.

Keep in mind that often, using Quit Claims will invalidate the Title Insurance.

That's true Dave often in my MLS searches the people with the lowest loan to values or no mortgage at all are most often landlords.

This is in part due to low appraisals often associated with refinance and in part due to the relatively low LTV on investor refinances.Here is why San Diego is a great BRRRR location:The rehabs have a high rate of return. 

In the more rural areas, prices are obviously cheaper, but they have there own issues such as fluctuating demand because of oil/coal booms and busts, limited selection of tenants and property managers, etc.

They do this for a myriad of reasons, it is often referred to as a double close.Best of luck!