Use a CRM and have a email campaign to convert it at a higher level. 

Quote from @Jay Martin: Has anyone heard of or used Bluebird lending they have dscr loans, etc. opened in 2018 in Philly, lend in a bunch of states, but hard to find info on them. have not heard of them but based on the website appear legit.

This is literally what a pre-approval letter from a lender does - it shows that a lender has taken a solid look at the buyer and confirmed that there is a decent probability that they will get the loan needed to close.

They do this in a lot of locations.

I have a family member that owns a lot and residential property in Downtown Detroit.

Purchase price: $55,000 Cash invested: $110,000 Sale price: $205,000 This was a 1950 raised home that needed extensive foundation repairs as well as all plumbing, electrical and subflooring.

Do you take out a second mortgage on an Airbnb that you never wish to sell that’s almost paid off  or do you take out 100 grand against your primary residence.  

I have a ratified contract for a property.

She's a wonderful person and is successful in the STR space in Pittsburgh.

A HELOC may be an option but I'm full time real estate (no W2) and have a couple properties and my DTI is relatively high.