Hello Joshua, I would look at Amegy bank, they have a 1x close product, and also, look at 1st united bank, very easy to work with, beyond those 2, I would go to a local credit union.

Lowest I've seen in a portfolio loan if 6.5% with a buydown.

I feel reducing debt is a safe bet.Thanks,Troy When it comes to debt reduction, I would always recommend either starting with the lowest loan balance or the highest monthly payment debt. 

I have a nearly perfect credit score and I'm gambling on that for my first project.

The virtual credit card feature is also really slick.

Some thoughts on that for me are that the lowest dollar spent that can be stretched further in rentals is the best.

I also give credit to Bigger Pockets for helping us with our investment strategy, knowledge, and confidence when it comes to rental properties.  

However, if this total income number is negative it will count against you like any other liability would (think car loan or other mortgages with no rental income or credit card min monthly payments/etc) against your DTI.DTI is typically maxed out around 45-50%, so half of your monthly figure so if you make 10,000 gross per month your max liability at @50% DTI is 5000 a month max payment.

Here's some guidance on buying your first investment property in Southern California or Columbus, Ohio:Down payment:For investment properties, lenders typically require 15-30% down payment on your first investment15% down is possible with excellent credit (700+ score)20-25% down is more common, especially for multi-unit propertiesSection 8 considerations:Pros:Guaranteed portion of rent from governmentPotential for longer-term tenantsMay be easier to fill vacancies in some areasCons:More paperwork and inspections requiredRent amounts set by local housing authorityPotential property damage concernsOther tips:Research local markets carefully - price trends, rental rates, etc.Factor in all costs - taxes, insurance, maintenance, vacanciesConsider starting with a single-family home or small multi-unitBuild a team - real estate agent, property manager, contractorsHave cash reserves beyond just the down paymentUnderstand landlord-tenant laws in your chosen locationI'd recommend talking to local real estate agents in both areas to get more specific market insights.

Debtor must clearly phrase their request to obtain: the source of a debt and the amount a bad debt buyer paid for plaintiff’s debt; how amount sought was calculated; where in issue a list of reports to credit bureaus; and documents conferring authority on third party to collect debt.Documentation of the creation of the debt with your collection agency.Under FDCPA Section 809 (b), you are not allowed to pursue collection activity until the debt is validated.