There is also one not on your list that has worked well for me, WFG National title in South Lake Union.  

Agree Credit Union is the way to go, and the terms you've laid out sound good.  

I'm planning on going to my credit union next week to see where I stand in regards to getting a conventional loan for REI.I also need to get out to one of the local REIA meetings.

Every bank, credit union, school, hospital, and any business of any size already have ones appropriate to them.

More work in the commercial world, too much that all companies have long wait times, that's why sometimes you have to go union.

I suggest locating a smaller, local bank/credit union that performs underwriting decisions at the branch level, similar to portfolio managers. 

If numbers work should I approach credit union or a hard money lender to complete this deal?

Who has filled the void has been the State chartered credit unions who has handled their banking and their credit card processing and portfolio loans...So a recommendation is try the Credit Unions RegardsRIchard

For instance, my husband owns 1/3 of the property, however we don't necessarily receive 1/3 of the monthly tenant rents...they send us via Western Union some money each month and we don't demand an exact 1/3 share.

The buyer is a 1st time homeowner and has been approved from where she works: Federal Credit Union.