!!?Seeking funding advice or getting a construction loan advice!!

[Victor Mena]

Hello people of Bigger Pockets! 

Just wanted to get some advice from investors that have been through this before. I'm currently seeking funding for flips or to obtain funding for rental property (preferably out of state rental property or away from Austin. Austin doesn't cash flow to good).  

I do have money to put down to try to obtain a loan through perhaps conventional lending.  I've heard you can get conventional lending with 5% down? Is this true?  I would like to meet these lenders that work with investors and have a talk with them. Who have you guys worked with before where the process went smoothly? I am self employed but my credit score is pretty good. Higher than a 725.  I'm not looking into hard money loans since they are really expensive for flips and will only consider them as a last resort.

I'm open to JV partners looking to invest in the Austin area. ROI is really good in this market where profit are in the six figures! I'm a licensed realtor, structural engineer and have partnered up with an experienced contractor.

Any advice is truly appreciated! Thanks and good luck to everyone!