(Oh and yes I will look into installing lo-flo faucets, etc).

From there, a LO who knows what they are doing can calculate that for you.For example, if the area in where you are purchasing has a max Conventional loan limit of $548,250, and you already had your full $36,000 basic entitlement charged, you could purchase another property with a VA loan up to $404,250 with 100% financing. 

@Alex Pinto great advice above, the LO makes all the difference in the world. 

With is a lot better than  c-a-s-h  f-l-o-w

Issue is, my LO is telling me that lenders want 20% DP for a conventional loan.

Use your own money for the rehab, and plan for it to go over budget, it almost always does.Also there are ways to leverage seller credits and lender credits, and other strategies that your LO should be mapping out for you for maximum ROI on this project.  

Then once a rental contract comes up you have a choice, boot the renter if they don't want to buy and sell in on LO or let them re-up their lease.

“The governor looks forward to meeting with Nasdaq and showcasing Texas' business-friendly environment, skilled workforce, robust infrastructure, and low taxes, all of which foster greater economic growth in the Lone Star State.”According to the Dallas Morning News, the coalition's desire to move out of New Jersey is being driven by a potential tax on financial transactions in the state.https://www.nbcdfw.com/news/lo...

I've worked as a lender and a broker, and speed has much more to do with the capacity of Underwriting and the quality of the LO who builds the file than it does with Lender control.

Quote from @Jerry Lo: I have a shed that's approximately 8'x10' in the backyard that doesn't have a lock.