At the top of that list is Credibility and Experience; two things that are pretty hard to attain overnight. 

@Linda Weygant It is possible that some localities have an overlay that would govern the situation but I have not heard of any. 

Conventional loans are the loans governed by Fannie Mae and Freddie Mac (if you recognize those names) and they are the lowest rate and best terms on a loan you can find.  

Conventional loans are governed by Fannie Mae and Freddie Mac (if you recognize those names).  

@Cenddie Alaban there is a lot to your post so I will try to tackle it in pieces.For the most popular loan types (FHA/Conventional/VA/USDA) these loans are actually regulated by the federal government.  

Given that you clearly have a good grasp of the mechanics, I agree that if the value is peaking and you'd eventually just have to re-buy the property from the government, holding on to it long-term is maybe not the best course.

What companies/sources are out there that are credible and willing to work for a first-timer such as myself?

I believe the possibility of finding deals and having a more respected credibility is broadened and enhanced by using the internet.

It's all about connections thus networking and building your credibility will be the first order of business.  

Despite what the government and pundits tell you they never went away.