I have a friend who has acquired numerous single family houses cash and has some nice passive income coming in now.

I have a small team built but I wanted to know who you prefer for the following (in the Bloomington/Normal area of Illinois or nationwide for some categories):Mortgage Broker/Loan Officer/Hard Money Lender-I've been using a local bank, Busey, but I'm looking for other options either local nationwide for HELOC or traditional loans as well as hard money lenders Real Estate Attorney - In my area I recommend John PrattEscrow Officer or Title Rep -  Insurance Agent - Country Financial has very competitive rates for non-owner occupied dwellings Contractor Realtor Great Handyman

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In talks with my mentor who has done this numerous times, as long as you are making the payments, the bank does not care who owns the property and will not call the note due.

"Projects in which a single entity (the same individual, investor group, partnership, or corporation) owns more than the following total number of units in the project: projects with 2 to 4 units – 1 unitprojects with 5 to 20 units – 2 unitsprojects with 21 or more units – 10%"(I fall in the more that 21 units category) I am trying to find a way to refinance as I already have tenants and the place cash-flows ok. 

I want people to be able to utilize my relationship building skills and my ability to get across from numerous people at one time.

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Many suggests cold calling, door knocking, and farming your base etc but after listening to numerous podcasts I'm hearing that door knocking and the "beggar" approach isn't necessary with proper marketing but that's where they left you hanging.

We deal a lot with old houses and creative architecture (new builds, additions)... most of the time, investors are doing rehabs that fall under the general category of 'big dumb box with the minimal possible creativity and cost' =)

I can give you anecdotal evidence - there were numerous 1BRs that sold for below 100k around 2010, for example on Summer St and Glenbrook road.