If they do not understand the market, regardless of the purchase price, you'll hard pressed to find a non-local lender to fund the deal unless they are Fannie / Freddie sponsored.

@Eddie Starr Seems you're developing a great process to tapping into funds.

Diversify with real estate and some mutual funds so you have some reserves.

Currently, I’ve focused all my funds towards buying rental property. 

All banks I have spoke with say the same thing -“we are going to look at everything “Your w2 income your businesses your property your debt your cash reserves your savings your retirement funds .. everything and calculate from there .

I'm also laying the groundwork so that if there is a market downturn I'm ready to take advantage of it with my own funds and the network of people behind me that like what I'm doing right now.

As a landlord you can't act as a charity, you have your own financial obligations to your lender, your investors, your reserve funds, your other tenants, your family, your goals for growing the business, your own health issues, etc. 

My private equity fund partners have been posting recently.   

I have my eyes set on a property (Bank Owned) that would only accept cash offers. Bank wants to sell only to owner who would reside there. In your experience, does this eliminate lot of competition and increase scope ...

Not sure your situation, but the VA funding fee is a large expense unless you are waived due to disability rating.