In my area there are a few small regional banks that have competitive DSCR products.

I have put lots of offers in on on-market deals but since it's competitive in my market the price I'm able to get for anything on market is just not ripe enough.

I submitted an offer that must have been competitive because the seller responded via email with a counter on terms, then called my realtor and asked if I had seen it in person.

Great advice, I found that the professional photos and doing the rehab slightly above the competition really seemed to help as I had almost 0 vacancy! 

It is improving, meaning sellers and builders are facing a little more competition, but there is still a shortage of housing units in the region. 3) Rental prices are strong and single family homes and townhouses rent very quickly.

Negotiations focused on highlighting the quick closing capabilities of Partner Driven, securing a competitive price of $605,000 and ensuring the deal’s success despite the highly competitive market.

Ultimately, STRs are like running a business and to be successful you want to distance yourself from the competition.  

Or, I’d have to get an extension of the closing date, which kinda defeats the purpose/competitive edge of a cash offer.

Don't just look at their prices, also look at their services and compare them to the competition. 

More competition > more offers > more bidding wars driving higher prices.