Looking for an investor friendly, local lender to work with.

The intermediary works with an unaffiliated lender willing to loan the seller an amount of money approximately 93.5% of the net sales proceeds from the sale.

I don't think there are too many hard money lenders out there lending more than 95-97% LTV which is where your conventional/FHA loans are going to max out depending on your scenario.

When a loan is transferred to a new lender, even if between two entities owned by the same individual or group, a TILA letter is required to inform the borrower of the change. 

Oh also can anyone recommend good local mortgage brokers or lenders for renovation loans such as the Fannie Mae Homestyle loan or similar products?

Shockingly, my lender quoted me the same rate for a 30yr fixed, due to some income based First Time Homebuyer incentives.

Both were purchased with a conventional mortgage (same lender) a little over two years ago and are privately-owned (no LLC).I'd like to leverage as much of the equity as possible in order to buy a new property.

Since I have 'a report' that contains the three reported credit scores (the document is from a lender who pulled my credit and not the credit bureaus themselves) from an initial pre-qualification screening, I'm assuming that I can just use these when approaching other lenders for their own reference in getting pre-qualified?

I'd consult with your lender for the specifics of how the funds should be transferred from your family to you.

I called a number of other lender and they all needed an LLC to lend.