Here are my current findings:MetropolitanLandmark CommunityOrion Federal Credit UnionAnd Angel Oak Bridge (actually in Georgia)Are all good to talk to.Then:Paragon BankTri State Bank of MemphisFirst TN BankSuntrustFirst South BankCommunity Bank MemphisAnd Financial Federal SavingsAll look like they might have programs- but have been flaky in communication.  

They have an agent referral program.

What about them funding your deals...the have a Hard Money Program too?

I don't have any issue with Sec 8 and if the property was priced lower, I'd probably be actively pursuing the program.  

I wanted to know if anyone in the forum has any experience with Sec 8 in South Bend and if so has that experience been positive.Are they any areas in particular that you would recommend to buy in with the intention to put the home on the Sec 8 program?

In my area there are many down payment assistance programs right now, maybe they have those near you too.

FNMA HomeStyle is a renovation product that is investor friendly for SFRs.Post-closing, the funds are disbursed to your contractors as the work is completed and confirmed to be up to both the standards of the loan program, and your standards. 

Since you are VA - are you aware of the down payment assistance programs for veterans here in Bell County?

Also, anybody recommend any educational programs or seminars?

I went to a free seminar on  "making money in real estate", which was really a live infomercial to get you to sign up for one of several guru programs for $ 5,000 plus (AND they accept credit cards!).