Are you talking about lenders that would lend you cash for the purchase or refinance after the purchase?

At this point all I want is to be able to do a JV with someone who has done deals with them, who is very familiar with their lending criteria, and who may be working on a transaction that would work.

I’m hoping that we can exploit some lending loophole by having an Atlanta partner actually live in it for a short period (e.g during the rehab process).  

Here are the key questions to think through before you get it going:1) what do you want to buy2) how much can we afford3) how will you pay for it 3) what are you going to do with it afterHere is how we tackled this challenge:1) Find a reputable and responsive agent to work with: we worked with @Sharon Tzib2) Get pre-qualified with a good and local lender that work with investors: we usedd Rochelle Frazeur from New American. 3) Use some good MLS criteria to set up lists with your agent3) Find out how to identify a good deal: We got our hands on some good cash flow analysis calculators (thanks to @Sharon Tzib) and we used the calculators on BP as well4) Make neighborhood visits to those areas of your interest5) Find other venues to meet up with other investors or go to workshops and meet up's: We've attended BP meet up in Houston, events with Jet Lending, meeting with Wholesalers, and we've met one-on-one with other investors6) Look for non-MLS sources to find properties for sale: wholesalers, and local listing through Rich club or word of the mouth7) Talk to the property manager if you are planning on using on.

. § The AML program and SAR filing regulations are considered to be “the first step in an incremental approach to implementation of regulations for the broad loan or finance company category of financial institutions.” 4 § The Bank Secrecy Act defines the term "financial institution" to include, in part, a loan or finance company.

If all of your cards are with just one or two banks, your financial risk increases because you cannot transfer balances within the same financial institution...in other words limited bail out strategy. 

Look up RICH club, go to Meetup.com and register, Jet Lending hosts one monthly.  

My background is in Mortgage Lending and Sales.

They probably won't demand plans from an architect, but they'll want to see something like a contractor bid or a scope of work and budget in order to lend on the rehab.

Did I save up some, or can I ask a lending partner.