Account Closed $60,000 loan in Michigan usually doesn’t fail the points and fees test so I am very surprised you are having such an issue. 

They usually are the best bet it seems. 

I've talked to a number of out of state investors and the common theme is that there aren't that many good property managers in CLE and that they were cashflow negative with them.Questions:How many properties and how long have you had them?

(not so important but if they only require 15% down on a single family home that is usually a good sign that you are working with a flexible lender) Can I change title to my LLC?

The banks come to the auction, or submit their bids, to the sheriff usually in the amount of what is owed to them. 

I usually will hire out one larger piece of the work, like a roof or exterior paint a and do the rest myself.

Also, FHA loans have very good interest rates although you will have to pay mortgage insurance because the LTV is well over 80% (usually 96.5%)

Usually you'll collect some option money up front.

I usually tell buyers that every $10,000 borrowed results in monthly PITI (principal, interest, taxes, & insurance) of approximately $70-$80/month.

But if rental rates are down, appreciation is negative.