For a cash-out refi in Cambridge, MA, you may want to look into local lenders, credit unions, or regional banks, as they often have better knowledge of the local market and can offer competitive terms.

.- Off-Market Deals: In competitive markets, off-market deals can get you better pricing.

Very little competition within 3 mile radius. 

If something happens will cost me a fraction of what will cost someone else because I have 3 crews working all the times on my rehabs in ths same town.

BTW,  I would encourage you to open your criteria to distressed properties, tax liens, probate, divorce, etc..if you don't want to compete in the competitive market.   

So I just look at the competition in my area and price accordingly.Nothing to it really.

Once you have an idea of what you can do you want to evaluate the site and the market for competition.

Secondly, why would they create competition for themselves?

We are seeing the lowest rates we have seen in 2 years.DSCR rates are really competitive right now

I also use pricelabs to set my price at a competitive rate.