I did enjoy the location and the size of that city, though! 

I can say in our case, it ticked me off tossing money away after getting information that was a one-size-fits-all that did not work as intended in my market, scripted coaching that again did not work for what we were looking to do and finally after getting a kiss off from the customer service group when I voiced my experience, I knew that we had wasted a good deal of money. 

We do properties 75k plus in value, but, it’s a niche market with little competition at those loan sizes.  

Now that I understand how to scale I’m stuck trying to find investors that trust me for the size of projects I’d like to do.

I've looked at the AirDNA data and Rentometer but there isn't much data in my area for that size of a home, new construction that people are renting in the luxury space as it's nearly a $2M spec.

Size doesn't matter, it's the fact that  you are getting your first deal done! 

Freddie Mac SBL (Top Markets)Loan Purpose: Permanent Financing (Refi & Acquisition)Loan Proceeds: $1,000,000 - $7,500,000Loan Sizing: 80% LTV; 1.20x DCRAmortization: 30 YearsLoan Term: 5 / 7 / 10 Years (Fixed); 10 / 20 Years (Hybrid ARM)Partial Term IO: Available @ 80% LTV; 1.20x DCRFull Term IO: Available @ 65% LTV; 1.35x DCRRate Types: Fixed & Hybrid ARMRate Lock: At Loan ApplicationNon-Recourse: Non-Recourse w/ "Bad Boy" CarveoutsPrepayment: Greater of YM / 1.00%Rate Buydowns: Up to 2.00% Assumable: Yes - Assumable LoanCash Out: Yes - Cash Out AvailableFANNIE MAE SMALL LOANSLoan Purpose: Permanent Financing (Refi & Acquisition)Loan Proceeds: $1,000,000 - $9,000,000Loan Sizing: 80% LTV; 1.25x DCRAmortization: 30 YearsLoan Term: 5 / 7 / 10 / 12 / 15 / 30 YearsPartial Term IO: Available @ 80% LTV; 1.25x DCRFull Term IO: Available @ 65% LTV; 1.35x DCRRate Types: Fixed Rate Lock: At Loan CommitmentNon-Recourse: Non-Recourse w/ "Bad Boy" CarveoutsPrepayment: YM; 3 Mos. @ 1.0%; 3 Mos. @ ParRate Buydowns: Up to 2.00% Assumable: Yes - Assumable LoanCash Out: Yes - Cash Out Available

Leverage size is going to make a big difference here as well - rate between 10-12% is probably expected for first time flippers but other factors are key as well

There are also REIA groups in nearly all major metros.Conferences: The Biggerpockets conference and/or the Best Ever Conference are two good ones that will let you meet investors of all shapes and sizes, from syndicators to LPs to direct owners in nearly all asset classes, from SFRs to Airbnbs to apartments and retail, industrial, RV parks, etc.

Assuming these are legitimate offices, this seems like a good size organization.