If have investment property, we are looking for relatively updated units (we are ok doing some work ourselves), class C+/B tenants, with rents either close to market rate or that can be increased.

You also implied that we don't specifically price deals for our clients and the client's "rates and fees will be much higher".

@JD Martin agree 10,000%What I am surprised about is I had a call with someone in Austin today and in sw Florida and they both said things are awful and prices are dropping at high rates - curious don't hear as much chatter here about that as it could be an opportunity 

Sometimes they’ve already negotiated solid group rates.

Please update us with what rates you end up getting quoted.

The advantage with the bank was minimal closing costs, a good interest rate, and a draw system so I could get funding as I completed each rental unit. 

If you're willing and able, I do recommend the "house hacking" strategy which is just a fancy name for buying a rental property and living in one of the units, because you'll get very favorable financing - an owner-occupied fixed-rate 30-year mortgage.I'd also say, analyze that property as if you won't live there and it's a pure rental, and make sure the property is still cash flow positive if there's a tenant in your unit because then you'll know if it's actually a good investment.And when you analyze it, include payment of a property manager in your #s because if you don't, and doing so would make it go cash flow negative, then you've just bought yourself a job because you literally can't step away from managing it without losing money.

Some people only want 10-20% of their outstanding lines/debt balances available while the other 80-90% to be in fixed rate notes.

Check their occupancy, nightly rate and amenities.

Here are a few markets with solid numbers:Indianapolis, IN – Median home price: ~$175K | Average rent: $1,400-$1,600 | Cap rates: 7-9%Kansas City, MO – Median home price: ~$200K | Average rent: $1,500-$1,800 | Cap rates: 6-8%Cleveland, OH – Median home price: ~$120K | Average rent: $1,100-$1,300 | Cap rates: 8-11%Birmingham, AL – Median home price: ~$160K | Average rent: $1,300-$1,500 | Cap rates: 7-10%Memphis, TN – Median home price: ~$150K | Average rent: $1,200-$1,400 | Cap rates: 8-10%These markets offer affordable entry prices, strong rental demand, and higher-than-average cash flow potential.