PNC is absolutely not the only bank who issues a conditional commitment before you find a property or execute a contract. At the end of the day it will not give you the same buying power as a cash buyer. Cash buyers are not at the mercy of appraisal reports, title reports, etc. You can be pre-approved or committed based on a DTI which itself is based on a limited amount of real estate taxes, and the property you find could exceed that amount and there goes your commitment.
All you can do is use what you got. You're a buyer who, like the majority of buyers, is financing. If you find that you're constantly in competition with cash buyers, all you can do is make stronger offers. Cash buyers, more so investors, expect to pay less than you, so they usually offer less, so you'll have to offer slightly more and find a way to make it work.
Investors look to buy distressed sales and properties. Even REO properties that go in the market usually accept offers from buyers who are buying primary residence over investors for a specific time frame. So find a way to look for the properties that are within your reach.