I am now able to offer 85% LTV on a purchase only.In terms of a cash out refinance, the industry standard is a max of 75% LTV.

Also I should make it clear, I am really not all that successful of an agent, I'm not pulling down huge production numbers, but I'm also not really interested in sacrificing quality of service for volume and Ive not yet figured out how to scale in my way yet...but I've been at it about 3 years full time, so I'm still working it out I feel.  

Vet property managers well; income can vary greatly in the same location due to the quality of the property management.

Also, we will be doing standard downpayments and financing.

My focus this time around is working with a reliable team and delivering a quality product.  

In this case, we tell the tenants we have two requirements, one as long as we don't hear complaints and the grass doesn't touch the house that become a liability for the building, and at the end of the lease they turnover the property with the landscape in the same condition as how they moved in, then however they want to maintain the lawn to maintain that standard, we don't care.

Find a buyer who will offer you a typical standard transaction or you may be messing around with a seller financed deal for 6-12 months and then it falls apart anyway.

You can see big differences between similar houses based on location, even within the same city, and quality or the property. 

@Beruk LessaneworkRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a Class A property in Class D area, what quality of tenant will you get?

Is that standard practice to have to do this, or am I missing a trick or a different loan type similar to a HELOC?