We had an orange cat left behind...actually got me feeling bad so I took I adopted it lol

They're small town mentality is great, but you get a lot of the features and rates of a larger institution.

Sorry, but the CFPB had little choice in attempting to define, teach or compose training for a specialty niche of financing at an entry level for loan originators, mostly employed by institutions.

There are educational institutions like CSU- Pueblo and Pueblo Community College.

Given Texarkana's lack of tourism and large institutions, I think you are looking at the friends and family market.

Ideally, seller-financed interest rates are at least 4% above institutional, and the ideal terms are closer to 15 years.

These ratios vary by institution so use the above as a guideline. 

This is the most useful article I could recommend towards this end:https://www.biggerpockets.com/...The thing I would make sure you factor in with a duplex (as it is often the silent killer of cashflow) is shared water. . . it the water is not separately metered then you'll be looking at paying for both sides as the owner, unless you institute a system of billing a portion of it back to the tenant(s).

I'm interested in some of the great options available with STR arrangements and would like to know how best to speak with financial institutions to create the option without loosing the down payment options or having a loan come due at transfer. 

I would go to what ever institution you want get the loc from and ask them what are their requirements to receive a 50k line of credit.