Jon:Local credit unions, local banks or small regional banks are probably your best get for portfolio loans.  

If I watched all of Southern Illinois, I would know way less about a specific properties value against other properties in the area, and have to do way more research on each one - the rule there (for me) is that there are deals with value all over the place if you know how to look, at least in my region.  

I take for granted that some markets tend to have higher rates for investors, we've been fortunate to find great rates through both regional and local banks.

This property is in NY, near the adirondack region. 

Kind of a regional center as county seat for that part of the state which helps. 

Either you approach individuals who are looking to invest and get a good ROI or portfolio lenders (small regional banks and credit unions,) it is all about relationship. 

I'm from the Saratoga, NY Capital Region area, but have spent the last four years living and working in Brooklyn, NY where I have been a teacher and instructional leader in a charter school.

You are close by but give some thought to if you are going to be on call 24/7.We went with a Commercial loan through a regional bank and was able to put less down than some of the national banks were requiring.As I said we have been happy and knowing people in the community made it easier to find renters than hanging a "For Rent" sing on the fence.Good luck!

Or, more accurately, when I inquired about their rates they were extremely high compared to the 2 quotes the regional bank was able to obtain.  

@Kevin Lefeuvre I too don't quite get the disconnect between specific regions within LA County.