The investor may have access to lower rate/fees Hard Money; to be a more competitive buyer with little to no contingencies; property may be need to be rehabbed and after adding value may be doing a cash out refinance down the road.

I turned to asking for line of credit’s but what I am finding is most places offering a LOC want our properties to be free and clear of debt in order to provide an LOC.

Need suggestions on cash out refi for MH or some wisdom from the group.

This is preventing a real estate agent from listing the property which they have a buyer lined up for $480K. 

Hey Michelle, since you're looking at Section 8 investing out-of-state, I'd definitely suggest finding a property management company that knows Section 8 inside out.

How did you find this deal and how did you negotiate it?

How are y'all going about finding trustworthy, like-minded partners in the LV? 

We have began to target Listing Agents, in an attempt to find connections, but are wondering if there are specific agencies that specialize in this market that we should be targeting, to lessen the effort?

There are lots of ways you could do this, but the execution is largely up to you.Most of the private lenders I have worked with were experienced real estate investors themselves with excess cash they wanted to put to work. 

Find a way to get rid of shady tenant and keep the good one.