Question about Pre-Approval Process for Non-QM Lenders

[Hossam Elaskalani]

Hello, I am in the process of getting a pre-approval before I start my hunt for my first rental property. My mortgage broker is pushing the idea of a non-QM lender being the one who funds this deal. My broker says I can be looking at 10% down and ~5% interest fixed for 30 years. 

My question is this, I am very new to this (first time) and I want to make sure that I don't end up with such a high mortgage that I run too close to 0 on net cashflow. I have ~40k to spend total on down payment, closing costs, rehab, etc. I want to use this 40k to buy 2 condo properties to rent out. That being said, if I go conventional (20% down, 30 yr fixed etc.) that means I will not be able to buy 2 properties with my 40k, but I feel like there is benefit that I am not seeing.

This leads me to my overall question: What is your experience using non-QM lenders, and your advice for me?

P.S. I am located in Massachusetts

Thank you in advance!