Most of those specialty programs (first responder loans, downpayment assistance, etc) are based on local state/county grant programs that back the loan.

Most investors take a look at the available rental units in a particular market,  determine if its a good or bad market based on DOM and either dismiss the market all together or replicate the housing units that are absorbed.

You just got a super cheap education #8 I would seriously consider a bond fund etf vs real estate based on your post. 

I have been in touch with a couple US based ones that lend in region.  

Hello,My name is Luke Helliker, and I’m an investor based in Chicago.

Then, having covered my base, I'd try to differentiate myself, by having the best located property, the best quality property (given the price of course) and offer the best experience.

A lot of that is referral based or people find my site online, organically. 

This approach ensures you’re making decisions based on logic, not emotion.

Terms are usually based on the deal, and your overall profile.

Quote from @Reeves Bennett: My name is Reeves Bennett, and I am a real estate investor and entrepreneur based in Wynne, Arkansas.