your statement was correct pre 08 but not post 08.In many ways with many HML getting a loan will require the exact same qualifications as getting a loan from a bank.. tax returns credit income and experince.. the place for the HML is simply banks DO NOT do rehab loans.. so this has allowed the HML to firm up the requirements.

There are legitimate transactional lender already out there just google it, there a few I'd shy away from due to lack of professionalism, but there's a few that are easy to Work with.

When I started I used my clerical skills to assist a broker so that I could have income on the side before I started closing deals. 

Second @Dylan Tanaka comments.We also have found that a great technique is a pre-recorded message the seller can listen to when responding to your marketing.

At the same time, I would get pre-qualified for financing.

I don't know if it's my market or my skills at finding properties.

I am fortunate  enough to know several people that are professional investors and are willing to spend some time mentoring and giving me experienced advice.

I should say no repair needed at this time,have tenants paying as they should.And yeah négociation skills , sure but sometimes without motivation, there is not much you can do and it might be the case here.

Hey Jeff, I'm a former license tax professional, Im not taking on any new clients but I can give you a recommendation if you private message me.  

Our lender is currently trying to get this funded for us at 88% LTV and 100% rehab, with 3 points and 12 months with no pre-pay.