The 4% and 6% rates are just the names given to differentiate commercial and owner-occupied.The 6% rate is obviously significantly high, but it's fairly average nationally.

I admittedly have a bias against condos for the following reasons:1) HOAs - both a lack of control over fees and assessments, as well as potential regulation changes2) they don’t appreciate as much3) you have to work a lot harder to differentiate yourself from your neighbors. 

Maybe you don't know how to differentiate between ordinary maintenance and tenant neglect/abuse?

Best bet is likely (not absolute - everyone's situation is different) is to look at a national lender or broker that has options in lots of states - its a great development versus 20 odd years ago, with technology, internet, places like this - can have access to many more options than before (local broker or lender thats it)

Before I was married, my priorities were different.  I

If there is one thing I would do different is: I would invest Out Of State in markets that had sustained growth, strong job numbers, were safe and desired, and had favorable Landlord laws. 

Lot of people excluding the most important R that differentiates a flip from a rental - the RENT part...financing generally changes if you don't have a tenant or lease.

@Andy BosoneThe *only* reason this is working for you is the interest rate differential.  

What is different is *how* you advertise.

You may have different questions or your situation is different.  I