It helps us though because we never have a wasted slot and creates a sense of competition too.

The trouble we are facing is with without a PG we can only get a bridge loan (~24 months) which afterwards we won't be able to refinance unless we have a significant number of properties (5+).  

If you aren't worried about fannie or freddie slots or your DTI for future fannie and freddie purchases, the conventional may be the best fit. 

I complete agree with you about inflation. 100% I'm pulling out whatever I can get out and will reinvest, likely in another metro area, since it's hard to cash-flow in PG/Charles as strongly as I could a few years ago and I'd like to really cash flow on my next group of houses. 

I know that I want to focus on single family homes in PG County to rent to start with.

Guess which day of the month the inspection slots get booked up immediately?  

Or borrow money from a bank with a PG? 

Create a list, email people, see who doesn't unsubscribe, then tell them about a particular deal. make a PPT/OM, financials, projections, returns, lease structure, debt, PG, etc.Nurturing investors is a constant, consistent duty.

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Only 5% of the population of homeowners can really be slotted to the motivated seller category and direct mail doesn't work if the seller is not motivated or curious.Don't give up!