We have a very strong track record and I would think would be a very attractive opportunity for people looking to do an exchange.  

My credit score took a dive of 30 points. 30!!!

I'm not in Philly but in general local banks or even a credit union can be a good option vs the national banks. 

You'll probably have a slightly higher rate, but you'll maximize the cash-out and have your private lenders interest paid off.In the meantime, go to every local/regional bank/credit union and see what they can offer.

It's not high volume at all, but, i just want to be able to upload a list from this week, and know that it's going to send letters/postcards at pre-determined intervals, without me having to reload the list and track where it is in the process.

Let's track prices in those markets to see what happens.

Credit union for small multifamily, then large bank business account as I scale larger?

I have everything I need- credit, income etc. to qualify to buy it.

low credit and low rent to income? 

The condition was that a charge off Best Buy credit card needs to be paid.