You can get under 11% if you have some experience and good credit. 

@Timothy Hero community banks and credit unions are the OG DSCR lenders.  

Just as a comparison for using greater Cincinnati credit union they have at top tier credit score 6-7% on 7-12 year fixed rate loans, 9.5 on variable loans and 5.25-6% on 10-30 year loans.

The deals not going to get better because of the questions you ask, but we look for three main things from an investor: 1) Liquitity/Financial Assets, 2) A good credit score, and 3, and this is a big one, Experience.

Over lunch, I asked him how he stands out in such a crowded field.

Your name and credit would stay with the existing note, which you would keep paying on - ideally yourself with money you receive from the "buyer", because if they don't pay your credit is wrecked and your house is in foreclosure.If you search on here you'll see everyone and their brother looking to do Subto and it's a nightmare unless the buyer has the funds to pay the note off if/when the original lender figures out you don't occupy the property any more and are attempting to do what you want to do, since most loans are going to specify that performance.  

Have you leveraged lines of credit, private lenders, portfolio loans, or other creative financing options? 

Also would like to know of any local credit unions with portfolio lending options.

Also, the credits are "use them or lose them" - meaning, if you pay $12k a month for a 100,000 skips, then you have to use them all that month.

Compare yourself to these but do something extra to make it stand out.