Are you looking to submit just a small list, find a skip tracing service that does not have high spend minimums but rather flexible spending option for low or high volume. 

@Kwanza P. 780+ pretty much gets you all the same rate regardless of being in the low to mid 800s. 

Is is low enough that someone would be ok with a wrap??

That's pretty low for a 3-BR - I'm seeing the FMR for a 3BR in that zip code is $1,850.But at $1,300 for rent, you'll probably find HMLs that may lend you around $120k if you have a good credit score in my opinion, which means you'll need $45k + closing costs.

That said, most of our DSCR options have had rates drop over the past few days, so right now is probably a good time to move forward (at an 80% or 75% LTV) as it is very possible to get you rates in the 8s and even low 7s right now at those LTVs, if your credit and DSCR ratio are good.

The biggest pro of using FHA and conventional financing is you can easily use them to house hack for 3-5% down payment which is an extremely low down payment. 

Ebooks, podcasts like @Bonnie Low suggested and start running numbers on every deal you see until you know how it all works.

There are builders that are offering really low rates.

If it discharges 5 foot from the building and there is a low spot running back to the building, then it is going down hill back to the building.

Maybe with a low (70% or less) LTV or an ARM and stellar credit...also depends on what type of loan you're looking for (nonQM or conventional Fannie/Freddie)