But if you start shopping as soon as you get a contract for sale that can still give you 3 months or more to lock  up your new property. 

What the local shop has, is what you get, unless you want to travel farther to see what else others have.

Hello @Jerry A.Feel free to message me if you have any questions but I would seek out a broker who has access to over 220+ lenders to help do the shopping for you. 

Look at sold properties, attend open houses, talk with local realtors, walk the streets, talk to neighbors, shop owners, etc. to find the areas that appeal to you  5- what may seem like negative cash flow today, will be positive with the value add strategy, and market appreciation of both rents and core property value.

When you can communicate both your strategy and criteria (and are financially credible), you can leverage your network and get meetings with brokers who are willing to shop for you.

While shopping for home insurance, I kept receiving higher premium quotes.

As a one-stop shop for mortgages, real estate, and property management, we save our clients money and time by providing a seamless experience.

Being a one stop shop for mortgage, real estate, and property management helps us save our clients $$$ and they only have one company to deal with and one contact saves time and creates an unmatched synergy.

As a one-stop shop for mortgage, real estate, and property management, we save our clients money while streamlining the process.

Those rates would be low in my area by half .I do service work , the clock starts ticking when the truck leaves the shop and doesnt stop until the truck and men return .