A transfer to a trust is exempt from due on sale violations since banks will view transfers to a trust as an estate planning tool.

What are some tools or local knowledge I can use?

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

Yes the rates are higher than a cash out refinance, but this is such a useful tool to have for investors, its worth the higher adjustable rates. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, you might want to check out the BP blog: https://www.biggerpockets.com/blog/The site has quite a few tools that can be helpful for new members.

The VA loan is a great tool to have at your disposal, as is an FHA 203k Loan. 

You can also find this link by hovering over the tools bar and clicking "landlord resources" under the services category. 

I'm sure there may are likely other tools for this but this is the one we've used.

Work on SEO non internet Organic tools.

You should be getting out to properties early, your agent should have conversations with the agents to discern what the interest is, you should be discussing other tools to use to get noticed in competitive situations.I get not wanting to overpay, but paying over asking price is not always overpaying.