In many instances, the rates are identical for any consumer 1-4 product.The problem is that the banks I've contacted only do portfolio lending on owner-occupied 1-4 units.I was wondering has anyone come across a bank that has a robust 1-4 unit non-owner occupied portfolio lending program?

If you value your time, buy a new one.Penny pinching on craigslist is time consuming.

What's time consuming and hard is understanding the market like you live there....

Looking for a local atty specializing in Home Improvement Consumer Protection Act.

Check their record with consumer affairs (license bureau) to assure they are currently licensed in your county and do not have outstanding complaints.

While taking on additional debt will give you cash/capital upfront ... and will consume more of your free cashflow to service it ...  

Maybe you’re not offering something that is benefitting your target consumer?

In addition, selling to an investor is a quicker turn around; I can leave more meat on the bone and negates the Dodd Frank requirements for SF, because it only applies to consumer sales.John & Grant- Thanks a lot guys.

Roof is your biggest consumable item and hopefully you have at least 10 years or more left on it?

It is more time consuming and not something one should handle without a lawyer.