I've always heard that smaller more regional banks and credit unions MAY work with you, and that the larger ones are impossible to buy from prior to the property hitting the market. 

Small real estate investing in the Puget Sound region is red hot, with hundreds of local players and there are scores of established investors who can simply write a check for the full purchase price, if they like the deal.

I wonder if that's more of a regional business culture.

I'm in Buncombe County myself - are you primarily in the Waynesville area, or are you also working in the Asheville/Buncombe region?

I would also look into refinancing them through a smaller regional bank in your area that keep their loans in-house and aren't dealing with Fannie/Freddie.

I also have an agent on my team that specializes in and around the Center City Philadelphia region and surrounding.

By it being the most populous region in the Philippines, it is truly a beautiful place.That would be a good incentive for me to acquire some cash flow to visit there one day.  

I am still a strong buy for San Diego for buy and hold investors.I posted my rationale in this thread: https://www.biggerpockets.com/forums/311/topics/277902-best-most-profitable-region-for-rentals?

If you need a boots on the ground person that can help you with anything in my region out to central Florida from Daytona to Tampa, feel free to message me.

If there is anything that I could help you with in the Erie, Pa region please feel free to reach out to me.