Jackson... first off if your borrowing in TN  99% of HML you will call are NOT licensed to lend in TN it takes a very special state license to lend there.. and now the reality comes to play your looking for tiny loans... many could just be blowing you off because they don't want to do tiny loans.. there is NO MONEY in tiny loans..keep in mind a HML of any repute @Ann Bellamy@Jason Hirko  needs to make 5k minimum in the door per file other wise it simply is not worth their time.. combination of you being out of state  tiny loans and in a state that if a HML is going to be legal needs special licensing  is what your running up against.Jason your rehabs don't have foundation issues do they   LOL  every deal I ever did in Texas has foundation issues.. the go to HML company in TN is Bridge Financing in Memphis call those boys.. but expect to pay at least 5k per file.. 

Hi guys, I am exploring ideas on how to obtain a rental property using as low % down as I can without going through a bank? 

I've been exploring the Rte. 95 corridor (Dedham, Canton, Norwood, Mansfield, North Attleboro), as well as Kingston and Plymouth.  

I have family living near Tacoma and we are currently exploring opportunities for 4-8 units.  

Here it is all about ROI and Cash on Cash.Get a reputable locally licensed Flat Fee MLS listing company (google it).

They have an interest in making sure their franchisees are not besmirching their good reputation, so they may be willing to at least go partway to making things right.

So any reputable attorney suggestions that I can make contact with.

I would like to explore the possibility of converting the two dining rooms to bedrooms to increase the monthly rent rolls.

Research a reputable PM and let them deal with it freeing you to find other opportunities.

A HELOC should be explored in addition to a cashout, lots of variables here as to what the best route is.I wouldn't put much weight into the neighbors, this is common and as investors we build thicker skin as we go forward via pesky neighbors and tenants. =)I would recommend your plan involve you not paying MI on your new purchase, so coming in with 20% down + would be my advice.