Construction loan through community bank, and then refinanced via a non-recourse small-balance Fannie Mae loan (10 year term/30 year am/3 year IO).

A small unsecured credit line from the bank is crucial for me .

Once your in then you do what's needed in order to refinance with a bank for better terms and rates. 

Our LLC has a small business bank account: so, just pay them an hourly rate from the bank account?

The deals we have done before are conventional way through realtor, banks and title company. 

Why would someone privately loan a stranger they do not know a loan at below what a bank would loan that same stranger.

I'm also hitting the 2% rule with $800 rent and feel I have room to raise it as I am on the lower end in the area.Since I bought my first condo with cash I was able to leverage that equity with a HELOC (5/3 Bank), they appraised my property at $58k and gave me $37,500 (65% LTV).

I'm also hitting the 2% rule with $800 rent and feel I have room to raise it as I am on the lower end in the area.Since I bought my first condo with cash I was able to leverage that equity with a HELOC (5/3 Bank), they appraised my property at $58k and gave me $37,500 (65% LTV).

Any advise on bank-owned properties below 10k.

One of the bank records had a different name.