It is a great organizational product. 

Slow, mistakes, poor communication - good luck getting useful information from the first line of people answering the phone, and good luck getting escalated to an actual person.

I may adjust up or down depending on the initial repairs that it will take to get the property online and in production.  

Even for a local bank, why would they add a layer of risk for themselves by offering a product they cannot sell to Fannie/Freddie, without at least adding in risk premium into the rate. 

I already have some pitential investors Looking to continue to grow the amount of rentals I have but at the current rate I will deplete my cash reserves quickly and I do not want to slow down while I wait to recover downpayments from my rents.

If it is a slow market and the property has been sitting there a long time, then you can probably get them to lower that.  

I had 1 transaction with 2 agents involved , long and slow .

If you choose to sell then you can sell at any point but the discount rate applied to the cash flow may be more of a discussion to reflect the uncertainty of a new product. 

I managed to find a lender with a decent product (SAFE Federal Credit Union).

I've seen signs on the side of the road advertising $250 and I'm guessing that is you get what you pay for but calling a couple places from the internet hasn't been productive either.