.:-)In my opinion, a business card would be a likely choice.

As a first time investor in property, I narrowed my choice to Manhattan for buy and hold.

As for the 20% are scum and lie, you have a choice, if that is not you, then be yourself, act and dress professional, and let folks see you are there to provide a service, not just for the money.

I was just out your way last month helping a friend over in Silver Spring, MD making some design choices and moving them into their new home.

This said, if the deal can cash flow the debt and buying a property using HML is the only way you can acquire it then it may make sense to buy it and then wait the required seasoning time required by your lender of choice and then refi.Alternatively, if you are short say the additional 10% then you can ask the sellers to careyback 10% if your lender of choice will allow you to use that amount to qualify you at their 80% LTV., and many will allow you to qualify under such circumstances. 

Hard Money Lenders - Can be useful but not my personal choice rate and rates are way too high6.

It's your own business choice that only you can make.Perhaps it's time to start a relationship with other banks.

You then need to determine what choices need to be made, and what actions do you need to take to reach those milestones and goals.

I have no choice but to take legal action.

Now, if you are the type that like to pay things lower, you can still pay extra, but I like to have the choice to do that rather than the commitment.