I’d like to put as much down as possible with  conventional loan.

AAPL is another one  that is just a private organization that teach's folks how to lend their own money or others in states its legal and they have courses and info and a big convention etc and you get to say your certified AAPL lender ..

Also I've heard of some DSCR loans that are not too far off from conventional rates.  

Conventional How did you add value to the deal?

Also I would consider being a new agent in a market with no inventory and no buys will be a grind with little pay. 

Also for conventional financing, the DP can't be borrowed.

We're willing to live almost anywhere in the greater Sacramento area based on what we can afford, provided of course that the property is in a decent neighborhood that has a good chance of attracting responsible tenants.As for budget, I believe we could get a conventional loan for properties up to $600k, but my strong preference is to find a distressed property (or seller!)

-Detailed inventory and inspection of owners property (this is done for LTR also, but few LTRs are fully furnished and outfitted). 

There is also a ton of different financing strategies available other than your conventional mortgages.

I thought this could be a good way to take inventory of other situations landlords experienced and make proactive updates to our leases without having to first experience the same fact pattern.