Your education has also prepared you to analyze cycles and this point in the market is not an easy entry for passive investors not willing to be a small part of a much larger endeavor.In your case I'd be looking to real estate more as a tax hedge that will build substantial cash flow over time while delivering substantial depreciation and tax benefits from day one. 

The upside of office is that if you get a credit tenant you can sign to a long-term lease, you have a solid rental stream.

I just would like to know if I will be wasting time to save a few dollars by shopping around or if it is really worth it to bring my business elsewhere.I have great credit (750+) and enough money in the bank to do this deal in cash, if that makes a difference.Thank you so, so much for your time!

They have paid around $70k into a $170k mortgage over 20 years so far and have been constantly falling into credit card debit, renewing their mortage over and over.. its never ending.

In the last recession, did any of you guys have a 1st lien equity line of credit that was frozen due to the credit tightening from the banks?

Companies like Doran, Sherman, etc are getting gov't bonds and tax credits as well as cheaper institutional type investors for the capital stack. 

I plan to buy a house in the next year or so and use a home equity line of credit and loans in the future, but for now, am really just looking to work with somebody in the Nashville area.

As mentioned above, you should have a qualified experienced tax professional prepare Form 3115 as it is complicated.

Did you check the credit for the applicants?

I reached out to local banks and credit unions for a HELOC to finance another purchase and was told I can only get 65% LTV.