LOTS Of fake lenders work BP  face book linkdin etc.if you cant find anything on them I suspect you may have run into a fake.the telling clue will be1. rates too good to really be true or lower than industry norm2. too quick to approve you..3. they want a modest deposit up front and give some BS reason why the want it.4. no website ( although many fraudsters have generic websites website alone does not mean anything.5. check on licensing.. there are only about 12 states that require licesnes. not sure about our state thoughBut I would say 95% if you cant find anything on them.. and any of the things I said above are what they are telling you,, cheap rates small up front deposit.. probably not real and you will just lose your 500.00 bucks or whateverOh the other great one is you have to buy an insurance policy because your new or a little weak on the financial side.. there are NO insurance policies for private loans if you fail to pay.. that's just another fraudulent payment to a non exisitant entity.real estate lending has become the new Nigerian prince scam..

I wasn't going to put anything in there about a cash purchase or quick close because I don't expect these landlords to be in a financial pinch where they need quick cash, more that they'll just be tired of landlording and hopefully ready to unload a damaged property at a discount. 

HELOCs do have significantly lower closing costs but if you use one for the down payment, you will need to have a method of paying it back relatively quickly. 

A lot of owners there and a quick pitch at the end that you're looking for off-market apartment buildings could potentially get some leads.

Thank you very much for the advice and quick reply! 

Just a quick update:The electric baseboard heat is being installed in the 3rd floor this upcoming Wednesday.

Maybe a quick phone call would work but Tim is a busy guy, I would be conscious of taking up too much time.

I personally would never loan money there ..but that's me I am used to deed of trust states and quick foreclosure time lines.

There are a few pockets that are relatively affordable, but you may have to be patient and act quickly when something becomes available.cheers,Jeremy

Good luck, I hope this situation resolves itself quickly for you.