When it comes to finding a lender for a DSCR loan, does the lender need to be in the same area as my property, or can I choose any lender, and they'll get me the loan out of state? 

@Quiana BerryI was able to do exactly this ~3yrs into a NACA loan.

You're already in a cashflowing market, find that 3-4 unit and house hack it with 5% down conventional (borrow the other 95% LTV loan to value) and make sure the numbers work before you get into it.Even if they dont work while you're living in unit #4, you can hypothesize the proforma cashflows with your unit's income upon your vacating that unit after month 12.

This makes it to where I will not qualify for a traditional loan.

Loans are non-recourse.https://www.biggerpockets.com/member-blogs/7993/73151-what-a...

Purchase price: $92,000 Cash invested: $6,000 I bought this property with an FHA loan.

You're the prize for the lender, just as much, if not more, than they are to you. lenders need to loan money for their business, but they need to loan it to responsible people that will pay them back.

We used Catalyst for a Hard Money Bridge loan right into a Conventional. 

My agent and lawyer and loan officer obviously are pushing to close fast. 

Given your situation, tapping into the equity through a HELOC could be a smart move, allowing you to access capital for new investments without selling off your current assets.That being said, considering your stable cash flow and existing portfolio, a DSCR loan could also be valuable.