Usually a maximum LTV of 70% or 75% is common in the commercial/investor property segment at a non-bank lender.

Private money and maybe checking rates at your local banks!

So look to smaller community banks or private lenders in a space. 

I'm in the Washington DC area and wanted to know about any Local Banks that does portfolio lending including non-owner occupied investment properties that includes rehab cost or not.

So when it comes to banks, is it wise to ever go to them with questions or advice or are they simply going to tell me whats best for them and not me?  

No advice on who to choose, but for the applicant who had a few late payments, maybe get 12 checks in advance all post dated for due date or have auto payment from their bank to yours every due date

Fortunately, lenders are beginning to find new loan products to entice those hesitant buyers off the fence; 12 month bank statements for income, no income verification for non owner properties, relaxed credit standards. 

A handyman/husband is a HUGE, HUGE help.My husband does the books including bookkeeping and accounting, bill paying and obtaining bank financing and he also occaisionally trouble shoots maintenance problems and suggests fixes if our handyman needs a hand and he uses his mad carpentry skills for renovating appartments. 

And the bank is charging me $670.00 AGAIN.

Obviously VERY important, because you don’t want a bank coming back to you in a few years and telling you that the account is past due and they are going to foreclose on the house because the loan hasn’t been paid.