I apologize for the lack of information.

There are many different options and you need to what will be a good fit based on what you bring to the table and also in regards to what you may lack. 

Lots of competition out there.

Investors are getting more aggressive with their tactics to obtain properties, such as knocking on doors, sending out letters, and using data from court records just to find ways to get properties in the area in such a competitive market.

A BRRRR is probably not an option currently, as lacking the initial capital.

Even the more regional banks (Zions, UT Bank, US Bank) were either not offering the the product or were not competitive.

Just your credit and LTV of the property you want to buy with very competitive rates in Florida.Please let me know if I can help.

Thankfully we all don't want to do the same thing, it's already competitive enough out there. 

Otherwise, a prospect will see you priced at 10% (or whatever you are) higher than the similar competition and just go with the cheaper option. 

I have the same issue with properties held by small bank in LLCs but the rates aren’t that competitive.