At some of the properties and knocked on the house next door and talked with the occupants, figured out they are good sources of information.

At any rate, lender guideline would certainly prevent this loan from being marketable in the secondary market.That leaves hard money as a commercial lending source.

I know there are other sources than banks (hard money…etc) but I don’t think I currently understand enough about creative finance to make it part of my plan.

Welcome @Derick Nesby be sure to check out the resources on bigger pockets including close to 90 hours of podcasts.The forums are your source on just about anything RE related.

Its not a good source to utilize.  

Notice what Rocky V. said - it's 15 to 20 miles away from a large city --- this is the employment source. 

We will provide you with access to our preferred funding sources and our network of lenders."  

Your profession should be the source of all the private money you will need. 

Last week spoke to a President of the second fastest growing bank in the state, taking on affiliate pools and prices aren't a steal of a deal here, basically due to the RE market being stronger and ability to liquidate REOs as they come, you're right, there is no need to dump the bath water.Bob, sounds like it's par for the course if you're dealing with various sources, but I wouldn't want any off the institutional shelf.Investors on the street need to learn how to go after the seller financed markets and buy from distressed holders, refi the good ones, rinse and repeat or modify and hold until they can be refinanced.

Other sources would be credit cards or peer-to-peer lending sites like Prosper or Lending Club but if you credit is bad that might not work either.