I have done numerous loans for investors during the past 7 years.  I  advertise to Real Estate investors and have done every type of loan situation you can imagine.  I know all the banks that lend on 1 to 4 units. 

Let me share my vast amount of experience in getting you the best loan for your investment property.  The lower your payment, the more you cash flow.

As you know, since July 2008, guidelines and parameters have changed dramatically.

General Guidelines, Parameters & Loan to Values

1)  Appraisals for cash out refinance, must have owned property for one year.

2)  Rate & Term refinance you can use appraisal after 6 months.

3)  Purchases on 1 & 2 units, 80% LTV, full Doc income only.

4)  There are no stated income loans for non owner occupied loans Fannie mae & Freddie mac 

5)  Reserve requirements range from 6 to 12 months of mortgage payments in reserve.

6)  3 to 4 units LTV for purchases & refinances vary from bank to bank based upon a variety of underwriting guidelines.  ie: FICO's, reserves, length of ownership, ect.  Call with your individual scenario.

9) No stated income on condos.