Some of them can pre qualify you without credit pull and they do a desk top appraisal. 

My wife and I are in based in San Jose but we have lots of connections in Utah.

So, join some of those Indy based real estate groups on Facebook.  

While it is under 100K, and loans under 100K are often more expensive because they are harder to get and because it costs the same to underwrite a 100K loan as it does a 300K or a 1M loan.... and certain costs are fixed and not based on the loan size (think things like processing and document fees and underwriting costs...).

Lots of great advice like knowing what criteria you can base tenancy on and what you cannot.

In my experience “hard” money is used to describe an extreme section of what’s referred to as asset based lending.  

and just make sure to get a channel manager software that way it will sync all the calendars for all the listings together to prevent double bookings (a hosts worst fear)

This option would require assembling a local team as I'm considering forgoing a property manager.D) Invest in a Better Maryland Area: The goal would be to find a property with higher appreciation potential, though I'm aware that the cash flow might not match what I'm currently achieving.Given the unique circumstances of my current investment—significant appreciation, a specific tenant base, and a low mortgage rate—I'm weighing these options carefully.

The appraisal for this property came to be 135K (sub-to) based on the scope of work  given to the lending company .

I can be pretty level headed when solving someone else's problems that have zero financial and emotional investment from me.And it's nice to talk with someone who is objective in this situation rather than make choices based on my emotion.