We already maxed out 10 Fannie/Freddie loans so I am now looking for SOLID contacts at regional banks or firms/ private lenders who will do "commercial" type loan / Line of credit / private loans for my new rental properties I will be purchasing.

Texas has a unique feature (one among many) called expansive soil.  

I think the whole appreciation to cash flow debate is regionalized. and depends on your financial capability starting out.

I am a Regional Property Manager looking to purchase my own Apartment Building.

I'm up and down 270 often... spend a good bit of time in NOVA... not particularly interested in the Baltimore region... grew-up in Montgomery County and have lived/worked in that area along with NOVA for many years so it's more familiar to me.

Regardless of price-point, I think it always best to take the extra time & effort to create a home that is beautiful and unique for the buyer.  

We are currently residing in Melbourne Australia and the Property Market Median ranges from 700,000 to 1.2 Million+ depending on location.I too have been fortunate to be involved in the Real Estate Market (in the Melbourne regions of Australia) before the market became too saturated.We are currently exploring and seeking to expand and invest in other markets.

One of my last loans was with a regional credit union that offered just a 10% down loan for 1-4 unit properties with no PMI.  

If your not, unfortunately the PM could take advantage of you.I am not sure how big your property is, but for my 100 to 400 unit deals I get weekly reports on occupancy, rents, etc.My 140+ unit class A deal I speak to my regional at least once a month and visit every 4 to 6 months.My 200+ unit class C deal I speak at least once a week and visit every month.

Very unique situation I will say that