Are they independently wealthy and never intend to have a job or a bank account or pay taxes or apply for benefits?

I have a business bank mercurysnd my bookkeeper is pilot.com

.- Call local banks and ask if they hold any mortgages that are in default- I've heard you can pull lists of owners that are over a certain age, or own their properties outright (the idea being that they might be retiring, moving south, and would be interested in getting a bunch of cash, or seller financing.Thanks in advance for any advice.- Lowell Bailey

Some investors wait months for bank approvals, while others line up funding in a week or less.

Are you partial to local bank/credit union or Hard Money lenders?

Using a 65% bank Collateralization, just on the equity valuation and not the Operating Income. 

That I can go to the bank, get the $, and the bank pays them.

Trusts can make estate planning easier and provide a clear path for you to take control, but they don’t always help with financing or renting the property right away.For your multi-family, using the bank’s $5K program along with your own savings is a good move.

You are following the big banks model but doing it more carefully and lending to borrowers who can't go to the bank. 

.• I offer a full range of conventional, DSCR, investor cash flow, bank statement, and portfolio multifamily loans.• Yes, I can communicate directly with listing agents to help strengthen your offer and show that financing is solid.• The money I lend comes from reputable wholesale lenders and banks I’m approved with — all underwritten through standard agency or investor guidelines.• For down payment assistance, those are generally limited to owner-occupied deals — happy to run through what’s available if you plan to live in one of the units.• To start, I’d just need some basic info about your goals, income, credit, and property type — we can figure out the best fit from there.• Pre-approvals usually take 24 hours or less once I have the necessary info.• Yes, I have rate lock programs available through several of my lenders.• I can absolutely share references and reviews from clients, including some who are active here on BiggerPockets.• And yes, I regularly connect clients with investor-friendly agents, property managers, and insurance pros in the area.If you’d like, we can set up a quick call or Zoom to talk through what you’re looking for and get you pre-approved.– David Stephens