You are not going to find cheap, easily obtainable, and efficient.

With that being said I'm looking for an investment friendly lender to obtain a 300k construction loan and I have about 150k in cash right now.

The buyers have reported that they are unable to obtain financing since the duplex (built in 1907) is located in an area that is zoned for single family homes (Toledo zoning was established much later).

Within the last 4 years, her husband obtained a City Fheps voucher and HRA shelter allowance payments. 

When it comes to refinance, you either will have to secure the appropriate zoning or obtain a special use permit to comply with local ordinances.

We have been working with them and so far, they appear to be the easiest & quickest to obtain funding from.

Keeping in mind that I am not a lawyer in any state, and, therefore, can only interpret laws for entertainment purposes...

Will this be a cash purchase or will you be obtaining financing? 

If I decide to invest in say a SFR and for some reason none of the 3,262,000 SFR on the market can a deal be made with, I can invest my money in commercial property, real estate syndications, REITs, real estate notes, real estate note funds, money market funds, index equity stock funds, bonds, and about 10 million other investments, to obtain the ROI I seek.A benefit of making an offer good (or GREAT) for you and not worrying about what the seller wants or needs (at least in your initial offer) is that if you get a quick “no” you can move on to the next deal without wasting a month negotiating a deal that has no chance to close.  

A failed four point means a purchaser cannot obtain insurance.