There are several carriers which have designed their products and programs to alleviate this difficulty.

A couple days ago, I got an unsolicited sales call for a REI related product (that I incidentally have no use for) from a vendor with a profile here on BP.  

You can go to the commercial department of most banks and they have products available if they like you and your portfolio.

if you have any bill history, please check for any high's and when. then you go back and check why: a single toilet leak (flapper "melted" from bleach products) can do 3,000 gallon like nothing

Therefore I use silo / standalone products that do one thing well and have no dependencies on other products. 

Then attending as many local REI meetings that do not focus on selling products.

The finished product was a white ceiling with yellow splotches throughout.I wasn’t ugly about firing them.

If you buy as investment fix and flip then you have to go hard money or Alt A then the rates would be higher. should not matter whether you are out of state or not we deal with many out of state borrowers. the normal practice is go hard money get the property stabilized quickly and then refinance out to a landlord product if you are buying and holding Jerry  

I've been much more productive to find investors who have actually done something and spend time with them instead. just my opinion. 

And then, you go into specialty products.