Looking for best rate on conventional or commercial loans for SFH

I'm in California and investing out of state.  My credit standing is excellent with capital to cover the investment, however I would prefer to use leverage at 20% or less.  Can you recommend a good lender currently that has low rates for out of state investors?  I am hoping to form a relationship to do multiple of these in 2019 (2-5 deals this year).  I've only had a one conventional loan to date, so I haven't hit my max of 10 before commercial is required, but the properties are investments out-of-state.

What do you consider a reasonable rate and term for the beginning of 2019?  I've seen 6.0 to 6.3% floating around for 20 yr with 3 or 5 year term.

Thanks!