I'm not local to that area but Live Oak and Stearns Bank are two that I know work nationally and have good reputations.

This has me wondering, would it not be better to forfeiting the 3.5% FHA loan (should be eldigble for a 3.5% FHA loan around this time next year in terms of 2 years in same industry), and simply begin purchasing cash flow turnkey properties from reputable companies like those owned by Chris Clothier?

Make sure you work with a really reputable team.

Does any know a good plumber in Katy, Texas?

Your reputation will determine your success.

Sure I can call up a plumber to fix a toilet or contractor to replace a garbage disposal.

This is my first investment property and I definitely don’t want to the reputation of the landlord who drove out a retired couple from their home of seven years.

So if I'm a local LO and want my reputation among local Bay Area Realtors to be that my preapproval letter is as good as gold, the wonky ones are full TBD Approvals even if it means I occasionally lose business from one of my fellow perpetually impatient "now now now" instant gratification-seeking millenials. 

More importantly I have licensed and reputable lenders that work with out of state investors to lend them monies to help them acquire investment properties.

Make sure you have a reputable agent, and appraiser on your side if you are buying turn key!