But I'm fine to put down 20% on total value (80% LTV), I have a full time job, so I can support my underwriting with the steady income. 

Give the cost of money these days is around 7%, it would definitely be nice to have a paid off rental.7% cost of money sounds like a lot until you remember that it is actually the tenants that are paying it for you while your money is sitting in an index fund making 8%.

Invest in Opportunity Zones: Reinvesting capital gains into Qualified Opportunity Funds, which invest in designated low-income areas, can defer and potentially reduce capital gains taxes.6.

I offered 8% interest only, but firm (so if I did not have a deal and the funds were sitting idle, I would pay the 8% out of my W2).

LTC/LTV also lower which combined with depository relationship makes borrowing even more capital intensive.

Loan to value ratio: The higher the loan to value ratio (LTV) is, pricing takes a hit.

You can do a 12 month cash out bridge which will pay off your old loan and get you funds to do the rehab as long it appraises high enough

Purchased this one by myself - 80% LTV.

Aiming for each part of the business to eventually fund itself is a solid plan, and a real estate CPA or attorney could help fine-tune everything for taxes and structure.

If you plan to live in this home for a few years:Look at the time it takes to recoup your funds.