Several years ago Orientals where driving the West Coast markets for totally different reasons: to get a green card, there is a program where you can get one if you invest a certain amount into real estate.

If you click on the company link in @John Warren signature there is a document which is called "financial terms" and it breaks down the differences between 3.5% and 5% programs including fees and loan limits

I currently have 2 section 8 properties with great tenants but the program sucks. 

Portfolio lender, easy to chat with. 

If you’re familiar and open to looking at the surrounding areas of Seattle you will have more opportunities.I would be happy to chat with you and learn more about what you’re looking to achieve. 

Let's chat

I have not been able to refinance either since banks tell me they do not provide loan programs under 90k. 

I'd be happy to chat with you about this specific opportunity. 

I am currently in the works to use the NACA assistance program to acquire the property.

Property and Loan Details 3 FamilyLocation: New Britain, CTPurchase: $123,000Rehab budget: $55,300Down payment: $18,450 (15%)Loan principal amount: $104,550Total Loan (principal plus rehab): $159,850Appraised as-is value: $125,000 (pre-rehab)Appraised ARV: $255,000Loan Terms: 9.99% for 12 monthsInterest only payments each monthPoints: 3.5FinancingThe hard money lender had a few programs.