If the deal size you are buying in is too small to get optimal loan terms you may want to partner on a larger deal where multiple lenders will compete to fund it.  

I used to house hack but I had my family move in.

I’ve heard all the pros and cons but i think extra education (especially in a field you want to thrive in) is always a great idea.

Although I do not know your area, thus I cannot point you to the best areas to look for these properties in, I can tell you one universal thing I have learned since restarting my Property Investing, and that is there are a heck of a lot of people within 30 minutes from where you live now that can help you. 

Its EXTREMELY competitive in southern california, and being 5 months in i discovered this very quickly.

You are not going to want to rebuild unless this area is highly desirable and has limited opportunity to purchase in.

It's my company and 15 years in I get to decide what business to take on.

@JD Martin I am through with the multiple references to no pets- I just find it incredible (as in I don't believe them) when they can quote me the features and amenities of the unit and they were unable to see the multiple references to no pets. 

Even if no other offer comes in I can counter your offer with 182K.

Acquiring atm for residential seems to be ludicrous in many locations in the Bay and now even, other locations in the country I invest in.