@Russell Brazil  definitely regionalized... in my two markets were I build new construction Charleston SC and Portland Oregon.. long gone is the no money down buyer.. they still happen I just sold one in Charleston on a VA loan but its a 350k house. and we get the occasional FHA but on the subdivision I just built in Portland in 2016  27 new homes priced from 330 to 400k... ( entry level )  to first time move up.My wife is my broker ( always recommend anyone getting in the business to have their own license) I had her run a report on financing and what was used.4 sold for cash1 VA3  FHA minimum down19 sold conventinal with 10% or more down.IN charleston other than the one VA loan same thing some cash a few FHA majority conventionalso to speak to your points we have a much stronger buying segment than pre 08.. and I am sorry for those that have crappy credit and can't buy right now.. but they simply need to clean up their act. this attitude that every american deserves to own a home is flawed thinking.. every american who can manage thier personal credit and keep good an stable jobs.. deserves a home if they so choose.. 

You have banks ( local,regional,national), credit unions, life insurance companies, & CMBS lenders.Who does what loan depends on location, asset type, and size of the loan.

I learned from one of the realtor (who is my friend too), suggested to try with Regions Bank.

Joseph County, branded the South Bend Region, is located in North Central Indiana, with a population of 267,618 people.

I'm also just starting out and live in the same region, so this is instructive.Julie, you mentioned Skagit...have you thought of going a little farther north to Bellingham?

Recourse lenders are typically your local, regional, national, and community banks.  

The region (Autauga County) is considered AL fastest growing community.Cons -1.) obviously i don't know the ins and outs of that area since we don't live there (yet)2.) we won't always live there - though I know there are tons of folks on this forum that have property out of state and just use PMs to manage them...?  

I once saw a chart from NAA with economic loss over time in various regions.

I'm a local investor and very active wholesaler in the Philly region and surrounding counties.

The region (Autauga County) is considered AL fastest growing community.Cons -1.) obviously i don't know the ins and outs of that area, good neighborhoods v sketchy/riskier ones since we don't live there (yet)2.) we won't always live there - though I know there are tons of folks on this forum that have property out of state and just use PMs to manage them...?