No other debt whatsoever other than typical monthly utility bills.2) I have 40k liquid cash to put down on an investment property I'm looking to buy so I can rent out (first property to add to my portfolio as I am just starting out).3) I've applied at several banks, and while they said I have excellent credit, a stable job, etc. that my debt to income ratio is too high about 48%.  

So many young folks would give their eye teeth for that opportunity.

Hi Eric, welcome.The "no money down" mantra is a bit of a misnomer because it's very difficult to invest in real estate without any money whatsoever.

Banks have new teeth too, for delaying a foreclosure by someone attempting to stall or say they are buying or whatever when they can't perform in the first place paying off the mortgage.

One might be just the thing to cut our teeth on and gain experience. 

You can cancel during your inspection period, for no reason whatsoever, but once the inspection period is over, you're locked in. 

Eventually I will have a portfolio of properties that I can leverage to give my tech companies talent acquisition and retention teeth for employees.I just found out today that the contractor who was going to get my house ready for a tenant is going to move to another city to care for his dad who is legally blind. 

Maybe they'll share their secrets on teeth whitening or skin blemish removal.

Do not make any exceptions whatsoever.  

I recently completed a 1031 exchange with no problems whatsoever (sold 1 property in CA, and bought into two properties: one located in Utah and one in S.C.)