Also, PA is a short drive away and much more affordable so consider that as well.

This is an owner occupant property, and we would live in it and fix it, but it is a total renovation which we could only afford to make a few very needed repairs.

@Manny CirinoMy favorite is blue ocean opportunities in commercial real estate - incredibly motivating and detailed plus a real story of one of the best real estate gurus whom I met after that and applied his strategy to make money successfullyBtw he practically gives the book away for $2 to help others - well Cherif Medawar, the author is worth millions so he can afford it but the key thing is the content is amazing https://www.amazon.com/Blue-Ocean-Opportunities-Commercial-Estate-ebook/dp/B00EKNF71U

The minimum loan amounts on some of these programs vary between $250K to $500K.There are programs for loan amounts below $250K but the rates are even higher but you still have the ability to utilize the 30-year amortization.You can go to the local bank and get a loan but their products are different. 

The products they offer seem to be exactly what I am looking for.

Having to have them made or wait a few days or have to call and deal with quotes and all that -- pass.Find an in-stock product you like and use it. 

I've been investing out of state but want to jump into the Sacramento and Stockton markets as they are more affordable than SF Bay Area. 

I could finally afford to leave manufacturing and go all in with real estate.

What's nice is with these loan limits you can buy the properties in areas you feel comfortable owner occupying and 5% down is pretty affordable. 

And saying that they can't afford it.