Shoot me a private message if you want to grab a coffee some time. 

We can hear basic phone conversations and any type of movement.

I'm a RE accountant, so my reply is based on complaints/praises I hear from my clients.Investors prefer to have one lawyer for everything REI: LLC formation, closings, private money deals, evictions, litigation and whatnot, even though it's often best handled by specialists.Number one complaint is accessibility.

@Cedric My average LTV is probably around 55%The part you missed is that I have never paid market value I pay between 30% & 70%My lenders are local private lenders.Let me give you some history,Step One: 40k in the bankStep Two: Purchase 100k worth of property which grosses 18k/yr.

I prefer to look for another source of a private lender based on the deal itself not looking for banks or credit based solution or id already go that route. 

Hard money, private lenders, friends and family, Heloc, cash.

I've done all the events except for the private money one.  

., an actual rentor in with a lease agreement is great documentation.Email conversations with your professionals strategizing on how to treat this property long term is also documentation.Getting the property on your Schedule E is pretty important as well.All of these things paint a picture. 

In your case your best option is probably non conventional mortgage, aka private lender or some other source Good luck !

Many people have reached out privately as well to recommend them.