I think a lot of folks are sitting on or building up cash reserves as rates have squeezed a lot of the potential cash flow opportunities of years past. 

You can't thrift-store-buy your way to profitability.

The letter goes like this:  By the way we have underfunded our reserves, so we need $5000 from each condo owner by July 1st, in order to replace the roofs....

If it's mixed in with your deposits and reserve funds, you may accidentally spend money you shouldn't have.

And with an HOA handling maintenance, have you checked their reserves?

They are exceedingly rare, thus very expensive, but I believe they represent an excellent long term steady income and store of value.  

I wanted to get back in the game again but don’t have much in reserves that most if not all HML require.

Again, the BiggerPockets store has some books on this topic, or you can learn about it by watching podcasts, reading blogs, and interacting on the forum.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

I'd recommend having enough to close on the deal + rehab + $5k in reserve as a minimum.