Also makes private lending easier.

Could these waits be mitigated by going the hard/private money route?

I think most of the visitors are just looking for a nice private home to enjoy the hill country, which this home would offer.

Find a private lender who would give you that debt for a lower amount.

Not sure if this is the correct place to post this.  I have the opportunity to help a family member be part of a joint venture with them putting the down payment down.  They aren’t able to get a mortgage themselves so...

However, since the average lifespan of a U.S. company ranges from 10 to 18 years, most private-sector jobs your tenants hold are likely to end within that timeframe.

You could put seller financing on second position and get financing for the first and do a 90% CLTV.I don't think any lender (unless private) will let you put nothing down.

You should consider private money!

If you're not using Hard Money and the property won't qualify for conventional financing, then you'd probably need to locate private money or if you have friends with IRAs, they can be self-directed to invest in real estate.

Partnering with investors or finding a private lender could also be a great way to get started.