First Property - BRRRR vs Turnkey? Need Advice

[Pedro Torres]

Hello everyone, I'm in need of some advice on my first rental property. Just some backstory, I attempted to do this years ago but quickly realized my credit, income, and debt was terrible. Now I believe that I'm ready to make some moves. 

My financial standing: 
Income - 130k W2 
Credit Score: 690-710 (depending on when it's pulled)
Debt: 330k VA Loan on primary residence, Car Loan $11k and no credit card or student loan debt
Cash: 30k 
Children/dependents: None

I'm looking to be an out of state investor as my local market (Las Vegas, NV) is out of my price range and decided on Kokomo, Indiana to get a property around $100k-130k. I've done a lot of research and have an agent & property management company that I'll be working with that is local to that city. 

I've been approved for a conventional loan for up to 200k with 15-25% downpayment depending on if it's a SFH or MFH.

My main concern is that if I went with the conventional loan then all my money will be tied up into it and I won't be able to easily add a second property. I'd have to save up for another year or two. So I've been looking into getting a hard money loan for a property that needs some rehab, for example I found an off market one that is $85k with SOW at $20k and ARV $130k.

So the question is, if you were in my financial situation would you throw the cash in a SFH or would you focus on a hard money loan for the BRRR method? I'm less concerned about cashflow and more about building equity currently since I plan to keep my W2 job for years to come.

And if anyone has any recommendations for a good hard money lender with low fees then please let me know. 

Thank you everyone. 

[John Doss]

@Jason Wray What lender do you know of that offers investment loans with anything less than 20-25% down? I've probably spoken to 30 different lenders, some conventional, some hard money, some local banks and 20-25% is the minimum