Are there any recommendations for private or smaller lenders who have lower rates than what banks are offering on investment loans?

As a former lawyer for national and regional banks, it's something I had to do hundreds --- if not thousand --- of times.

If you don't have money for maintenance or don't have the team for maintenance, then you have unhappy tenants and eventually an unhappy bank account.

Hello,I'm seeking a mortgage on a property that was purchased in a recent sheriff sale, property located in Union City, NJ.I've been assured that that are local banks that will underwrite mortgages even on the basis of an external appraisal (can't get an internal one because I can't get in the property yet).Any ideas on which these "local banks" may be?

Do use your house as a piggy bank.  32k is not a lot of money you can get this on credit cards.....

Think of it like a bank.

Usually this is through a down payment from you and a loan from a portfolio lending bank or private loan. 

Talk to several local/regional banks/credit unions.

There were real estate agents involved during the first attempts at acquiring, then all communications shifted to a law firm representing the bank that owned the property.

If you're going after someone more green or someone that needs a big pitch for their own 'partners' and banks, then yeah, the more fluff the better.