No one will be able to explain it in this thread more clearly than it has already been explained many times in blogs and podcasts on this site and elsewhere. 

You just have to find a bank or lender that participates. 

I found it myself on Redfin and gave a low ball offer, the bank countered a little higher and we accepted.

Make sure to explain to them that there is always the option to list the property "as-is" with a Realtor, with "no repairs or reports to seller". 

Which probably explains why I never get the same results the seller advertises!

Just a letter from your bank saying you have XX amount of funds available works. 

If it is what the seller is paying, it’s an indication of what you might be able to get, but I would not assume it’s what you’ll end up paying.A few things to check when doing due diligence on the insurance.....Cutting back the insurance coverage prior to the sale is a strategy to give assets a higher return.The seller may be able to insure the building for what they paid for it 10 years ago, say $100,000, and now you need to insure $200,000 to satisfy the bank loan.  

you can search by score and see what banks, merchants approve in that range, and what bureau they pull from typically. 

Which banks who you recommend working with for loans and why? 

The 10% to my investor is guaranteed and after the refi, I would be paying 5.75% to the bank.