What rates are you all seeing nowadays for conventional 30 Yr Fixed loans for investment rentals (new purchases, not refinancing)?

@Manon Sheiman Have you both already used up all of your conventional loans?

Also, I would be paying the monthly interest until I could refi into a conventional loan (which I’m assuming would be around 6 months).  

We have a 4plex in a commercial close to the Moda Center and Convention center.

My opinion is that we should get as much as possible so that we can pursue a wider range of possibilities, and so that we don’t come up short on any potential deals that we may want to pursue.The difference in the in interest rate between the 80% option and 90% option is a quarter of a percent, which does not appear to be a pro-forma breaker, especially since we are using the HELOC as a bridge loan until we can complete the rehab and seasoning before refinancing into a conventional 30 year loan.Other than the difference in percentage on the HELOC, can anyone think of reasons why a disciplined investor would not want to have a larger line of credit at their disposal?

You must talk to some hard money lenders (which can range from a private individual with cash to lend, to a quasi-mortgage broker who does HML and bridge loans - the former often being the easiest/quickest/simplest to the work with, the latter often being more like applying for a conventional mortgage), because you have to know the following about your financing options/costs in order to evaluate potential deals:LTV/down payment requirements, and whether they cover just purchase, or both purchase and rehab costs.

From my understanding Seattle is basically "Bay Area light" as far as prices go, Tacoma may have some cheaper inventory, but it is a bit farther away and not in as great an area.

At work I am responsible for preliminary analysis and pricing of loan requests made via our FM SBL, Conventional, and Bridge loan programs. 

Inventory is low and Price still low.

I like using conventional mortgages with 5% down when I plan on living in the property.