I've heard there are area specific lending programs in Chicagoland.

If you're in the syndication world, for example, content marketing works well.

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Many folks I know from NYC & similar high priced markets invest in syndications or out-of-state turnkey properties.

No....the lender lends 85% of purchase price, or appraisal, whichever is less.  

Generally speaking if your bank approves you for a max of $200K and you buy a house for $200K, unless your income changes, they won't lend you any more. 

Listen to the podcast from several different syndicated investors.  

Usually rates like that would mean that the lender is seeing something that makes lending extremely risky.

Hard money refers to businesses lending short-term money against investment properties based on the property values.

Because I want to BRRRR it, traditional lending is not something I want to do.