Welcome to NYC and Welcome to BP I am sure you will enjoy both equally 

Yes I agree with you they are a big broker but what gave me a little caution was the stated programs as those programs were regulated and many banks lost their shirts doing stated programs and im not to sure they woukd get burt agsin, yet I see them on the product sheet..

I was pre approved for a mortgage about month ago and the bank quoted 4.625% on a 30 yr fixed.

You can bank on that.

I do enjoy the numbers behind investing.

So glad you guys enjoyed the event.

But you should be able to find a local bank, or other investor would would be willing to finance a stable property with equity at lower than HML but more than traditional rates. 

I still have cash in the bank, but not enough to dish out another $30K in more downpayments & closing costs without going house poor.

Let them put a few thousand dollars down and you act as the bank, at least get a few hundred bucks every month and in these situations you can usually charge a few bucks for the house.

Banks are going to be your best option for loan amounts under $1mm.