Going the DSCR loan route is a great way to scale your portfolio. 

You will need down payment money, You will need cash reserves Money, you'll need closing costs money, and you will need to get a bank loan.

I also plan on applying my net rental income towards principal only payments to shorten the life of the loan.

Last month, my wife and I purchased a fantastic duplex in Madison, WI, for $400,000 using an FHA loan.

It was under contract when I inquired about it but fell through due loan issues.

Assuming you have a loan on that property you co-own, you'll need to "extract" that equity somehow and convert it to cash to be able to use it on another property. 

Given your experience managing 138 doors, you already have a significant advantage in understanding tenant needs, property maintenance, and financial planning.Key tips:Focus on personal finances: Keep building excellent credit and maintaining healthy reserves.Financing: Explore loan options like conventional, or DSCR loans to maximize your purchasing power.Location: Research neighborhoods with strong Section 8 demand and landlord-friendly regulations.Due diligence: Analyze properties carefully, factoring in rehab costs, property management, and cash flow potential.Your expertise and willingness to learn put you in a strong position—best of luck!

Your best path is to work through your contingencies, provide loan commitment asap and then ask the seller.

Quote from @Rene Hosman: @James Dainard I just took on my first flipping project and I used a hard money loan for 100% of the purchase price at 15%, I'm paying for the renovations in cash.

However if you do not want to live next to your tenants and run the risk of being in an uncomfortable situation, you may put a small amount of money down with the right loan structure.