I have access to $20-$30K for downpayment etc. 800+ credit score, a good paying job, and need to find a local REI friendly lender to not only lend money but perhaps even lend advice on best ways to get my 30K to work for me.Property under agreement is in Des Moines proper but I will be looking to buy in the surrounding communities to the south as well (Indianola, Norwalk, West Des Moines, Carlisle).I could go to a big bank and finance this first house but I would like to start a long term relationship now.

You mention you're using this for a downpayment - is your bank OK with that?

I called TD BANK in the usa and yes.

I have a basic strategy I would like to run by some of you more experienced REIs:To find the best Real Estate Agents with an investor mindset, talk to many lenders (Mortgage company, private hard money lenders, banks, etc) and ask for their referrals, or whose name they see the most in their paperworkTo find the best Real Estate Lenders, talk to many Real Estate Agents and ask for referrals for REI Lenders.I will be going in to banks and real estate agencies to start interviewing these lenders and RE Agents, and I was wondering, what questions would you ask a real estate lender?

I have a down payment and great credit but the bank seems to think my D:I ratio isnt acceptable ( Ive since paid off two student loans and a CC and my wife paid off her auto loan ).

Its a commercial property  it's like one unit ,  one very large unit  it would be great  for a bank  or  fast food restaurant with drive-thru.

Vacant land prices are relatively inexpensive compared to existing building structures including ones that need to be renovated.As for the new rules coming in place, it just makes it that much harder to get financing from say... banks.  

Do you know if I need to receive a mortgage from a bank in my area, or do I need a pre-approval letter from a bank near Indianapolis?

Start calling around to local banks and credit unions.

Anyone out there have any luck finding a local bank that will do financing in single family in the ATL area.