@Dylan TettemerAny lender whether it be community, institutional or hard money, will want to know that you have something to lose if the deal goes belly up.

But I am the criminal right for not wanting to except the limits that financial institutions put on me?...

@Stu Wann - I just hired Marvin @ Royal Property Management‬ for a 4 plex in Mobile.

If not, can anyone recommend a financial institution?

I was born at William Beaumont in Royal Oak .. and have lived all over the state when I was younger.

Depending on local custom, you can hire for "financial" management only, or "full physical management" to deal with rules enforcement, sourcing contractors, architectural controls, etc.Check for your local chapter of Community Association Institute here:https://www.caionline.org/page...They are a great resource for Boards and for Owners to learn about HOW an HOA is supposed to be operated, and their will be plenty of professional, local, human resources available to help you determine exactly what steps need to be taken.

@Bob MaleckiGenerally speaking, the Solo 401(k) programs offered by custodial institutions are really bare bones.  

This is an important aspect with lease-options as to financing and requiring an appraisal show the fair market rents in the computation of earned equity by the buyer which is done in the future and more often than not reduces the equity allowed by any institutional lender.

There are plenty of cards with 0% or very low fee for cash advance and very low rates such as:navyfederal.org - nationwide as low as 9.99% for cash advance no feepenfed.org - all states I believe - as low as 7.99% no feebecu.org - WA and other states - as low as 6.9% - $10 fee for cash advance on timeobee.com - WA only as low as 6.65%cash advance no feeDCU.org - a Credit union out of MA - no cash advance fee low rate 8.5% rateWestern.org - no fee 8.99% interestand many many more, most are credit unions while other financial institutions and banks mostly charge you 2-3% up front fee with huge 20-28% rates but credit unions are the best for this strategy.Keep in mind the monthly payment on each card varies from 1.5 to 2.5% of the outstanding balance and this may affect your debt to income ratio if you ever expect to refinance or purchase other properties, so plan accordingly.

if this was a business model and a scheme.. and you did this to banks as seller you could be accused of trying to defraud a federally insured institution..