My big recommendation for you, is to go with people who match your needs and values.

I'm in western Pennsylvania but have not been able to get deals that match the 2% rule here either. 

While Pittsburgh offers lower entry prices and a more stable rental market, the appreciation potential doesn’t quite match that of Mesa or Gilbert, making it a more cash flow-oriented market rather than one driven by property appreciation.Why Mesa or Gilbert Might Be the Better BetBecause of leverage, that roughly $100K difference in appreciation is HUGE because I've had investors just putting 5% into the deal (so a 5x higher roi). 

A broker can mix and match and find local area loans with discounts, etc.

Reach out to un matched leads with your value.

There you will be asked your criteria and then after answering a few questions you will be matched with 3-5 agents or loan officers in your area.

The only downside of using a commercial line to try and match the AIO loan is that I have to manually move money into my line of credit(LOC) and sometimes ACH payments take 2-3 business days unless I wire it in and even that might be the very next day.I basically pay down my line with everything beyond my min reserves + savings.The advantage of the AIO is it automatically sweeps over your balance in your checking account (provided with the AIO loan) and pays down your loan with any idle cash each night at 12AM and calculates daily interest based on that reconciled balance.

Also, look at their profiles and search BP for others that match that may be able to assist you:)

A pro forma is vitally important, to make sure your projected returns match your budget.  

I am sure she can match the same pricing i got.I bought the package for $1,977