And don’t sleep on local banks or credit unions—they sometimes offer flexible portfolio loans that could work for a deal like this.Since your wife qualifies as a first-time homebuyer, check out any state-specific programs or HUD options for down payment assistance.

I'm sure some local banks will do higher especially with a strong relationship but don't think I will fall into that category.

I'd start with attending local investor meet ups.

Beyond that, real estate is largely local; in my market we are not seeing anywhere near those numbers.

From my experience, attending local meetups, lending-specific events, and networking with experienced investors can open doors.

Avoid PMI and then go to a local credit union and get a heloc after closing to gift the money back.Have this as a tool in your tool belt but pursue use of the 3.5% FHA, knowing that you will be at a competitive disadvantage if you are competing with non FHA buyers, then you can call in the favor from your gift person.Just know that if someone gifts you down payment money, your bank will require them to sign a letter stating that it is in fact a gift that doesn’t need to be paid back.

You could even try reaching out directly to local agents or small real estate firms.

@Chase Calhoun mainly we work with local builders but we have also purchased from the regional builders as well.

I would suggest going to the find a lender tab here on bigger pockets to find a local lender who has the same products. 

To build momentum, I’d start small, assemble a reliable local team, and ensure the properties I invest in have strong fundamentals.