I'm primarily interested in investing in single family homes, to buy and hold, out of state. 

I can't speak for every bank here but your "Loan to Value" will normally be for 75% of the ARV on single family and 70% on 2-4 unit properties. 

I'll take $300 over $7K every single time.  

By my rough estimate 1.4M would buy you 23 single family homes for cash in the markets I’m in.

And they have GREAT service, seriously its like dealing with a credit union or a single-branch bank.

Any feedback will be great.3 plex:Location is in Port Orange, Floridaits a single family 2/1 with a duplex in the back that has a 1/1 and a efficiency unit. 2/1: $8501/1: $600Eff: $435Total= $1,885/ month Income $22,620/ year (assuming everything runs smooth) List price is $169,000 but may be some wiggle room for about $155-160k.Expenses are claiming 25% annuallyInsurance= $1,500Water= $2,400Tax= $1700total= $5,600However thats not even including management, maintenance & repairs, or cap ex.

Any feedback will be great.3 plex:Location is in Port Orange, Floridaits a single family 2/1 with a duplex in the back that has a 1/1 and a efficiency unit. 2/1: $8501/1: $600Eff: $435Total= $1,885/ month Income $22,620/ year (assuming everything runs smooth) List price is $169,000 but may be some wiggle room for about $155-160k.Expenses are claiming 25% annuallyInsurance= $1,500Water= $2,400Tax= $1700total= $5,600However thats not even including management, maintenance & repairs, or cap ex.

However, once I calculate in hard money lender fees, points etc it squeezes the deal down from a home run to a single/double and if something goes wrong a loss. 

My house is a two bedoom, one bath, detached single family home.

Right now I currently have one single family home that I rent out.