Almost every realtor has several investors ready to invest at least $2 million in cash.If you’re planning to use hard money loans, agents won’t show properties without prior proof of funds.I’m curious, is this a general market trend in Ohio or just this particular realtor’s approach?

You haven't told us anything about what you plan to do after purchasing the property, so it's not clear how important interest rate is in the long run. 

The 2-3% points in extra cost are worth it if you plan on using as I described above because the use would be for a few  months at most and due to that short term use you can survive a rate adjustment up.But, if you have no plan to payoff the debt like when using for a down payment on a long term hold why pay the extra cost for flexibility and have the additional risk of the adjustable rate with the amortization looming when you can get a fixed rate second mortgage. 

I am getting started in real estate investing soon, and I want to plan for the best course of action.

Prioritize properties with rental potential, plan for reserves and tenant strategies, and stay patient as you network and learn.

The plan is to keep operating the property as a PadSplit post-acquisition.

So I’m trying to come up with a game plan  Conventional loans do require 25% down on an investment property.

What type of property do you plan to purchase(Single, multi, commercial, etc) and where do you plan to buy it?

Link to home: https://www.zillow.com/homedetails/5649-36th-Ave-SW-Seattle-...Link to new Seattle zoning plan: https://one-seattle-plan-zoning-implementation-seattlecitygi...

Sounds like I've got the plan all laid out in front of me.