Which reduces Cap rate.4.

FED says they're reducing rates in Sept. which will make finding deals much harder.

Mortgage Payments (25-30% of Income)Rule of Thumb: Set aside 25-30% of your rental income for mortgage payments.Why: This ensures that your mortgage obligations are always met, reducing the risk of default.2.

I started out with a smaller deal to reduce the overall risk just in case since I still wasn't 100% trusting.

Hey @Anna Stohlmann - congrats, you've hit that point in your REI journey where traditional mortgage products will not work (unless you bring a ton of cash to the table to reduce LTV). 

Any tips from those who have experienced the same anxiety?

A SALE at SOME (reasonable) reduced sales price with the BUYER then agreeing to LEASE BACK the home to her for 24-36 months seems like the best path to pursue.

This means they want to see that you’re invested in the project by contributing your own funds, which reduces their risk.

If the tenant is paying the HOA fee, you may have to reduce the rent rate to make it make sense. 

It reduces risk by having them know the laws which are extensive (down to needing a compliant monthly statement) etc.The other component is no chance I could do it for that price either.