The fact that you've kept the same tenants for 4 years speaks to the stability of the rental income, which is key for buy-and-hold investments.Your strategy of house hacking and then moving into a rental property was a smart way to transition, and it’s clear that the live-in flip helped you build value.

Deductions are a matter of legislative grace and the taxpayer bears the burden of proof, both of production and persuasion.

This might create new opportunities for tenant stability down the road!​

There are still down payment assistance options or portfolio products for lesser of a downpayment but your terms on those are worse. 

Each lender will differ slightly and it’s important to understand each lenders underwriting guidelines to make the most informed decision on where to park the stabilized property.

Traditional banks tend to not have this product.

Complaining, or (overly) worrying, about these things is counter-productive. 

Thank you I would always refer people to trusted sources like @Brian Burke , who have a good reputation and while they have their own products to sell can help evaluate the claims made by another fund.

AS John points out, yes, we do have LOC products for investment properties in Texas.

He's out of Rochester, has lower limits for DSCR but also has a ton of options for loan products.