If you need to secure a property quickly, or if you are doing renovations that can be completed within a year then you are better off using hard money or private lending options as they've got quicker close times and tend to be more investor friendly.

He’s in this group, it might be a good time for me to ask him. 

Most of the time the current lender doesn't care.

I have met Clay and his family a few times now, and they are fantastic to work with.

it takes money and time, as there is tremendous competition for off market deals right now. 

This will continue to drop over time and should be secured correctly."

The closing times are so much quicker.

Only a matter of time bro.....

So take your time, talk to different folks, and do a bunch of research. 

A PM would have taken most of that.I have seen too many OOS investors fail buying cheap properties in rough areas not recognising that over time capex exceeds cash flow.