Sine we own our primary residence one of the banks we contacted suggested we use a home equity installment loan (HEIL) saying that it would allow us to make what amounts to a cash offer on the property and secure the loan with a similar term and interest rate to a conventional loan and the added benefits of no closing costs.  

My legal advisor suggests keeping no more than $1 million worth of property per LLC.

I'm not at all suggesting it's easy to do with all leads.I'd be interested in connecting sometime.

I'd suggest that you work with a list broker to get some list alternatives for your area.

So I’m looking for some suggestions on how to get around this obstacle I have seen programs that will do this research but with all the reading I have done so far on bigger pockets I’m getting the feeling not to buy it until I ask.

I see BiggerPockets has multiple suggestions for Investors who want or need Hard Money loans to advance their business. 

I just wanted to see what other people would suggest.

@Kevin Gorum - For this request I would suggestion you go check out the DelREIA Facebook group.

Suggest you work with a realtor.

I suggest getting a square shower drain, easier to cut the tiles around it.