If you cannot walk into your local bank and credit union and based on your relationship with the bank IE large deposits and I am talking in the multi hundreds of thousands.. or very large incomes I am talking in the multi hundreds of thousands.. and or very long experience level I am talking decades there is NO money at those rates. what there is   is money at 9 to 15% or higher.. once you grasped that concept and folks stop wasting time.. then you just plug those numbers into your deals.Now if your talking about yoru 4 mortgage slots for rentals  that's a whole nother story but if your looking for fix and flip type funding  etc etc.. the niche is the HML in the country and there are a lot of themget a copy of the Scottsman guide there are list there of reputable national HML.

Got a few rentals and a couple flips under my belt hoping this site can help me get to the next level. 

new investor in southern Californiawould like to know of best entry-level communities with lowest days on market

You can work on the assumption that you can continue to perform at the same level.  

I have been  real estate coach and mentor for over 4 years on a national level and currently building out a small local group here in CT.

@Corey ShieldsIt sounds like you have a very level head about you and you've done your research.  

low inventory levels <3 months supply and rental income has not keep up with the housing appreciation pricing. 

Moral of the story, Fannie Mae and Freddie Mac along with HUD loans are not sold down to street level investors.  

I do not plan on moving out of my current home.Also, if you make more than 80% of the median income level of the property you are looking at, then you DO NOT qualify for this type of financing?

If you have a 1980's split level that just needs a $20k "refresh" but is otherwise totally inhabitable, a bank can lend on that assuming it will be a primary residence or you have enough money down to qualify for an investment loan (30% typically).