Quote from @Derrick Roland II: "but based on my pre-approval"  This is the most important phrase of your post.Where did you get that pre-approval? 

You are still going to get the best rate possible with your significant down payment and with good credit I'm assuming.   

New builds, new developments, plenty of rentals within driving distance of the city center, and there are still plenty of areas where a good eye for a rehab job will get you a good ROI.

Get out of your comfort zone.

I have considered it but I keep things at a flat rate for the exact reasons you stated.I want people to get the exact price when they stay at our lake house.

What kind of rate should I be able to get right now?

When you approach sellers with this mindset, you’ll go from “just another investor” to the trusted local expert who gets the deal done—time and time again. 

Over the next 5–10 years, I plan to scale to a portfolio of rental properties and eventually diversify into syndications.I’m particularly interested in the Lynchburg, VA market and other areas with strong rental demand.What I Bring to the Table:I’ve been saving aggressively, and I’m exploring physician loans to help get started with minimal upfront costs.I’ve done a lot of reading (shoutout to BiggerPockets books!)

My name is Wes and I live about an hour north of Toronto, Ontario, Canada.Looking to get into real-estate investing with long term rentals, BRRR, and House hacking.Currently looking to also find other other local people to chat to about real-estate and how to get started in our currently price inflated Ontario market.Let me know if you're in my area!!

Conventional financing is a great option to get started if you have a W2 job or easily verifiable income and you're financing a 1-4 unit property.