@Sean MacDonaldI think you summed it up in your observation of your clients, it's very typical here in the valley that the number of transactions will decline right before an election and then those buyers just like your clients will get back in and the number of transactions will pick back up in the months following the election.

Typically financing for investment properties are difficult if it's irrevocable.

I was not trying to be negative, but simply pointing out the world typically response to what you make of it.  

can you layout your typical transaction with these folks its unclear from your post how these were set up.. are you a borrower and they are the first position lender on flip deals ???

But these do have drawbacks, typically in lower LTV, prepayment penalties, etc.  

Playing for cash flow still, but also a little for appreciation and the single families typically dont require as much hands on work on a weekly basis (mowing grass, shoveling snow, etc.)Everybodys niche will be a little different.  

Hospitals with trauma care levels one and two and neonatal intensive care typically have the most traveling nurses.

Typically you can go up to 75% combined Loan To value.

You are not far away but with the down payment and budget, that would put you in some rougher areas which typically have higher turn over or more up front capx.

I can't speak to the other markets you listed but they are typically compared to our market here so I imagine they're similar.