I'm located near Seattle but we are buying a pool of REOs and one is located in Fayetteville.

I reside in Miami (right in your backyard).

Stop encouraging investors to move into my backyard!

I'm going to disagree with @Nicolas Paez on the pool.

Just to mention, normally if the loan is less than a million you could be in recourse financing where you and possibly your investors are personally liable for the debt.So assuming you are the operator, the debt is non-recourse and your investors own less than 10% of the deal your lender doesn't need to know about the personal situation of the investor like the mortgage or unable to provide tax returns.I am not an attorney, but anytime you are pooling funds from passive investors for the sole purpose of making a profit for them you are selling a security and the SEC world applies.

After you accumulate dozens of loans, let them marinate for a couple years on your tax returns... then refinance them all into a commercial pool loan, cross collateralizing the debt.  

I look for properties that hit those kinds of numbers but I makes sure it meets other criteria as well, such as will I feel safe visiting and managing this property, and will I feel comfortable with the tenant pool that will be renting the property.

At least in my market the pool of tenants is enormous if you have a clean property and treat people fair.Frank

Seems they build Burger King's across the street from McDonald's.Funny thing about neighboring tenants next to other with pools, they seem to make friends and party at the pool, as the "pool tenant's" guest. 

I'm looking for a recommendation for someone to help us set up an irrigation system for our duplex's small backyard.