Costs will seem high relative to the loan amount on these smaller loans, $5-6k in lender fees isn't uncommon. 

There isnt any one magic "cheapest" loan - it will be highly specific to the deal.

@Jason Baker I attended the University of North Texas in Denton, Tx shortly after high school.

There is a very high demand for S8 properties so filling it with someone is not a problem.  

So like I am not going to run out and buy a bunch of lots in Lehigh acres or coral gables FLA which is saturated with new builds and un finished new builds were the  FOMO got going big time and builders have failed to execute and left investors high and dry.

If this is consistent and/or the first couple months with them, highly recommend switching PMs.

And if it's a high amount, would you be better off just using that as a downpayment and get a standard new investment loan?

I will provide some thoughts on the San Diego purchase- virtually all high LTV mls purchases since rates started to hike have negative cash flow at purchase- historically great appreciation- historically great rent growth but recently flattening- prop 13 is great benefit for long holds- laws keep getting less LL friendly.

It was the tail end of high season and while I knew I could get a higher ADR on my own (I own the unit next door and know the market very well), I would have had to make some changes before listing it myself to do better and in this case, time was money.2.  

With rates high, I don't see much changing in the market as buyers struggle to afford a mortgage.