Have you considered other markets without a heavy oil dependency?

That will give you breathing room as you enter a very competitive Portland market. 

He's got competitive rates, focuses on conventional investment loans and has unmatched experience.

This should make yours in huge demand as there isn't much competition. 

Investors seem to get a bad rep in my area, it's really competitive.

The competitive climate has all but eliminated loan contingencies in purchase contracts and immediately non-refundable deposit money has almost become the expectation. 

Most landlords in my market allow cats, so I just don’t see any competitive advantage.

People always need a place to live and interest rates are favorable right now, so I say if the numbers have a cushion to be competitive in this current market you should go for it.

Obviously,  the numbers weren't as good, but I found a heavy value add property and still was able to BRRRR it.Also, I see you titled the post disappointed in BP, which is also understandable, but didn't your lender or agent let you know of this rule? 

They were the most competitive for a 7-unit built in 1950.