I am not afraid of HML given the right scenarios of course and will definitely use it if need be,  but I would like to establish a working relationship with a bank so any info on that area would be much appreciated.  

If you have an existing relationship with a PM company you know that it will be done right and if something is not done right you have somebody to hold accountable.

Over the years we have build a relationship with several lenders who offer non-recourse financing to IRAs and 401(K)s, just sent me a PM and I will get you the list of those lenders. 

Also, build relationships with local realtors and investors you can trust to help you.

This is a great source for business, leads and building relationships.

Reframed the whole inside, plus had to do wood frame Windows and other items to meet historical guidelines for a tax credit.

I love and appreciate all the resources BiggerPockets provides and I'm looking forward to building relationships with like-minded people in the BP community to help reach our investment goals. 

Learn to become excellent at the fundamentals: Locating & negotiating great deals, accurately analyzing potential deals, and building key relationships with cash buyers along with other key players that will bring deals your way. 

What you need is to find a quality trustworthy contractor who has experience in the field (be careful anyone can say they do so do your research and ask for portfolio and or references) and build a relationship and understanding of what you want to make happen.

Over the next couple months I built a good relationship with the broker.