Looking for best rate on conventional or commercial loans for SFH

[Matt Mainini]

I'm in California and investing out of state.  My credit standing is excellent with capital to cover the investment, however I would prefer to use leverage at 20% or less.  Can you recommend a good lender currently that has low rates for out of state investors?  I am hoping to form a relationship to do multiple of these in 2019 (2-5 deals this year).  I've only had a one conventional loan to date, so I haven't hit my max of 10 before commercial is required, but the properties are investments out-of-state.

What do you consider a reasonable rate and term for the beginning of 2019?  I've seen 6.0 to 6.3% floating around for 20 yr with 3 or 5 year term.

Thanks!