You can buy with hard money then refi into that hard money lender's long term product - many offer rental property loans (might be easier to qualify for, but going to have a higher interest rate than a bank). 

@Jonathan Marrow The file has to resubmit again with new product-most of the lender has this requirement but you can ask your lender if they  can flip to other product. 

APR = APY if they are marketing a savings/checking product to you.

No, I won't charge you anything or pitch you any products, deals, etc.

High cost coastal markets like SF and NYC will go down, as will the high end product in most markets.

There are other products out there that also help with expense tracking.

Your best bet is to skip the big banks and call regional banks and local credit unions, they are much more likely to have more flexible terms and products. 

@Clayton Ballard if you know the product you need but just need it in a specific state try posting in that state forum.

If you have a decent product product at a decent price, it will fly off the shelf. 

What is relevant is that if you invest this additional money well, it will product additional returns.As for the rate ...