Issues with multiple national carriers leaving the state completely due to state regulations, massive loss ratios, huge increases in replacement cost values/limits due to inflation, etc. 

At the numbers you are talking about and where the market is heading you could pick up some very high quality NNN national credit tenant properties as commercial continues to recover. 

I understand that as long as I have the deal, I’ll be able to source the funds from financial institutions, private money investors, and the liquid amount I have to meet all financial obligations.Looking forward to hearing your thoughts and advice!

Obviously with notable exception like the crash of 2008 that hit nationally. 

Co-founder of Visio Ltd, operating a real estate investment fund across 48 states dealing in distressed single family homes sourced from financial institutions and sold to fix & flip and buy & hold investors. $100 million equity & debt managed.

According to an annual report from the National Association of Realtors (NAR), 26% of buyers were able to buy without a mortgage (see graph below):Imagine buying your next house in cash.

Are there any institutions or other loan products that offer 3.5% down (potentially can go up to 10% depending on the total construction costs) AND takes into account the rental income?

of the "great photo" examples having calendars that are wiiiiiiide open, with barely a booking on them.Fair enough, I pulled these from first page results of nation wide searches (it was skewed SE for me because I mainly look in those areas) so they obviously rank very high on the algorithm.

Large and national players may treat you and your property as just a number. 

Here are a few stats which should raise an eyebrow about Detroit $1 billion invested in more than 4,600 units of affordable housing over the past five years Job growth with more than 25,000 more Detroiters employed since 2014 A return to investment grade bond status for the first time since 2009Reductions in crime beating national trends, including the fewest homicides in 57 years Successfully hosting the largest ever NFL Draft at 775,000 people over three days In terms of starting out in Real Estate it also makes sense to invest in Detroit considering that the entry costs are low and if you plan to buy and hold, Section 8 makes for a great partner to insure steady rent payments.