Lastly, it could be that the bank is going to portfolio your loan at below-market pricing because they want the entire banking relationship (deposits, transaction processing, consumer lending, etc) or simply want the risk (yield).Lots of local and regional banks have been retaining loans at really aggressive pricing recently as the current environment makes this favorable for them.

I have several deals I'm putting together with houses under contract that are below market and will cash flow when closed on.Doing Due Diligence and I wanted to see what experience you guys had with this lender.

Market will also be more stable then after the elections

Work with a REALTOR with a solid marketing plan and a network of buyers. :)If you are trying to market specifically to investors, join local investor groups (in person or on facebook).

What has worked well for me is looking at properties that have been sitting on the market.

If you're considering other markets outside Cleveland - make sure to check out Columbus OH.

You would still get the tax write offs, the depreciation, and the market appreciation.  

What markets have you found with these ratios?

Free marketing channels are unpredictable, so I wouldn't recommend them for scalability.

The market has changed; the amount of information available online has exploded.