Naturally my DTI is high, however my only debt is our primary residence mortgage I have had since 2020.

Hopefully existing as obviously new builds would be worth more.) 

Pre-approval for a mortgage and self-managing your first property can help you build momentum.Good luck!

On top of that, when you go to sell you learn the market has been stagnant and has not appreciated with limited owner occupants & investors are not willing to pay retail given the amount of distressed inventory that exists in the market. 

And IRR of ~ 10.77% over 30 yearsProperty 2 - Opportunistic BRRR single family Home 70% equity 30% mortgage on 30year fixed... currently living in and have contract to rent 2025 summer Looking to learn more about real estate acxoubting...

So many LOs were preaching mortgage rate cuts, this time around, and now I am seeing rates still the same, if not even slightly higher than what they were a few months ago. 

Have you tried reaching out to any local mortgage brokers in the area for more options?

I do not have a lender right now, and I will need the 12-month rent history as well as various metrics on the property such as insurance quote (which needs property information in order to obtain), existing debt, and purchase price (which would be established while making offers).

If you have a high income and can support 2 mortgages with your DTI, then providing a solid LOE for your circumstance may suffice. 

Our loan balance is $640k (rolled a HELOC that we used to buy a triplex into the primary mortgage back in 2020) on a 30-year fixed @ 2.85%.