Recommend starting with a PMC.Their interests are more aligned with an investor than the typical agent.

Typical lenders require at least 20% equity in the property before they lend.

Hey Dee, BiggerPockets support is super friendly and quick on their feet. https://www.biggerpockets.com/contact-us#customer-supportScroll down to the bottom of the page there's a contact form you can fill out and they typically respond in a few hours. 

Little 1890  farm house as typical in the mid west.Purchase price    60,000   I funded it.

Each state typically has time lines you have to follow as to having a tenant vacate the property.  

At first it sounds like typical, corny corporate-speak: PM business is relationships, not transactional.

If you believe the appreciation has plateaued, rents will typically follow suit.

Basically if you can qualify for the 3% down conventional program and have decent credit you are typically better off going that route but that program does have income limits that depend on where you want to purchase. 

which is fine Iv done plenty of cash deals but always using my own money I haven’t ever borrowed someone’s money or had a hard money lender typically on deals that wore 100k-250k Iv also used conventional financing before for flips and so on But recently every house worth looking at in my area is around 400k-550k for a fixer upper.

I know lenders typically look for 2 years of tax returns for self-employed income.