I placed a few bets in those over the past few years, so we'll see. 

Come on, the smart money is betting on a dip or if no dip you lock in high yield debt funds at the turn of the rates and investing in small cap areas that need to tighten to the large cap ratio wise.

Hey August, DSCR would be your next bet if you are wanting to buy another INV property.  

I think my best bet is to find a flexible bank and bring in the down payment as debt.

Oddly enough, it feels like a blessing in disguise because I had grown tired of it.

That would be your best bet to kind of get the best of both worlds.

They wouldnt do the deal because I don't own my primary residence.... seems odd to not lend on a 1.4 DSCR property700+ creditI've been a landlord for 6 yearsThis is my second BRRRRMake $100k per year.I dont own my own residence because I moved from Pa. to Fl. and am renting until I find an area to live more permanently.Luckily the asset and my personal finances were enough for other "asset based" lenders to do the deal, and Lending one lost out on future deals.

I learned this one from (now disgraced) real estate mentor John BeckWhat John used to do was go to tax auctions, and buy the odd, probably worthless lots nobody wanted.  

If it's an investment property, then I think your best bet would be to move the property into an LLC with you and your parents.

I find it odd that they'd pay rent several weeks in advance (assuming it is for Aug 1) as first month's rent would normally be due when they moved in (and before they got the keys).