It seems regional and nationals have much stricter underwriting guidelines.

I'm just getting started, looking mainly to buy/hold, but still learning all about what's possible in my situation and area, looking to start in the NH lakes region and seacoast. 

While there may be regional factors, I think there are plenty of universal factors that hold people back, many of which are the same as why many don't invest in REI at all--it's less comfortable than having your own SFH, it takes time to research, it's risky, it involves a down payment and financing, etc. 

I can ask the lender if her company offers financing in your state and if not,-is there a National or Regional Company she is aware of that will.The other feedback you received to just check around with the local lenders in your area is a good idea as well.  

You need to make sure environmental is clean especially with a mom and pop tenant and see per the lease who is guaranteeing to keep the site free from contamination and who will clean it up in the event of a spill etc.Mom and pop tenants the buyer pool is much smaller versus national or strong regional STNL so cap rate rises a lot on those small mom and pop deals and financing offered is high interest rate and short amortizations with lower LTV's typically.

The best thing to do is to talk to every local and regional lender in the area to find out what their appetite and requirements.

I currently live in Southern Maryland (Lexington Park area), but I have a flexible work schedule so I'm open to working with properties in the greater DMV and Baltimore regions. 

Regional bank or credit union is the right tree, but you're barking up the wrong branch. 

In theory a larger bank would be better suited (and truly regional and national banks do offer more competitive individual products at times) but to the contrary I've found my small one and two location banks having the most flexibility and speed in business, based on the trust we are able to build.I'd recommend asking around at your local REIA meeting to see if there are any pro-level investors in the room who happen to be lenders, or who invest in a similar way to you. 

MA and RI vary widely by region in cost and character.