If you don't have a cosigner then you can go one of several directions.1) Hard Money: Find a hard money lender for a high upside deal with a value add then sell, take the profits and re-invest.2) Owner Carry: Find off market deals that are owned generally by tired land lords and offer them seller financing to maintain that monthly check coming into their bank account but you can net the excess.3) DSCR: If you have enough down you can do what @Clayton Mitchell advised and get a loan thats based on income generation and not your personal income.4) Get a part time job that is fully guaranteed to help your DTIWish you the best of luck!

In the mean time, I would agree with @Clayton Mitchell and finding ways to house hack, save money, and practicing analyzing deals.

@Cody Mitchell, from my point of view, you are have already done two flips.  

Quote from @Mitchell Zoll: Yan - I represent small and midsize businesses in entity formation as well as buying and selling of business entities and their assets.

@Mikayla Mitchell What exactly does that comment “ from what I hear STRs are decreasing “mean?

Quote from @Bryan Mitchell: I’ve slowly built my 10 unit portfolio over 15+ years while working full time in highly successful management positions where I spent an average of 60 hours a week with surges up to 80 hours a week.

Quote from @Bryan Mitchell: Bickerstaff and Sparrow.

@Mitchell Coles how was he pre-approved by several lenders if he didn't have enough capital for a down payment?

@Mitchell Wildman Are you planning to live in these locations or invest in them?

@Mitchell Mahnken I think @Steven Goldman provided a great answer above.A HML will generally cover a percentage of the total project costs, and you will be responsible for providing the rest.To use a hypothetical example, let's say you are looking to acquire an investment property and do 0 rehab on it.The HML may provide 80% LTC (loan-to-cost), or in this case 80% of the purchase price.