@Marc Rice We used to hang out in Banner Elk NC...small college there and 2 ski mountains.

Also, the APR is between 10% to 28% on a credit card and that is quite a hurdle rate to have to jump before you start making money.

The tough part with word of mouth-ing on 506bs is that the sponsor needs a pre-existing substantive relationship with the investor.

I recently worked with a fantastic lender in NYC, but I don't know if would give a pre-approval out of state.

Looking to sell it either to a home buyer to move in or invester looking to add to their portfolio. 140-150k APR. rents in the area go for about $1200-$1400

You may just need to invest in a pre-inked stamp with your contact info on it, and postage if mailing.  

I don't think there is a pre-payment penalty.  20% down on a SFR.  

Listed $109k purchased $90kI bought it for my handyman of 4 or so years. He's been trying to move out of his rented home in a park for years. A beautiful acre of pasture surrounded by woods, in Shapleigh Maine. Previo...

For example, proof of funding - with a loan in my personal name, I get a pre approved, and my agent on the deal sends that pre-approval along with my offer(s) yes, I generally submit more than 1 :) and the process moves forward from there but how do I show a seller (likely another investor) as well as the agent(s) I engage with that I have access to the financing to make the acquisition. 

There are certainly year round vacation areas (Orlando, ski resorts/mountain hiking).