Without knowing seller's situation you are spinning lots of wheels. a) seller owned for 30 years, property appreciated and they don't want lump sum capital gains maybe is a playerb) seller bought three years ago and has a loan probably is not a player

An agent should be an advisor and a team player, not a used car salesman.

I recommend to join your local facebook investor pages in your market and you will see the players.

So again figure out what your goal is for your real estate journey, once you know where you want to be its easier to figure out how to get there.Market research is key, the better you know the market you are operating in and who the players are the easier it will be to find what you are looking for and also know what you are looking at.

I would imagine the large banks--Wells Fargo, Huntington, PNC, Chase, etc. would have branches across the US along with mobile banking tools.

We take 50% of late fees as we manage a lot of Class C properties and it takes a lot of effort to chase tenants to get them to pay, so we feel the 50% is warrented.

I just finished a rehab with ERA a few weeks ago and I was very happy with it but you have to chase them a bit for updates. 

@Chase Fisher thank you!

Just stay away from Chase.  

Try a local bank or credit union, they'll often have more flexible lending terms than some of the larger players.