Casey Check out this article published on BP last year on this exact topic - https://www.biggerpockets.com/blog/brrrr-loans-what-are-the-...A couple of more notes:-The 12 month seasoning thing is likely due to the new conventional (Qualifying Mortgages - Agency Fannie/Freddie Rules) that rolled out last April making this the standard rule for conventional loans.

Low inventory, high prices For the most part we don't really see much distress in MF in DFW area. 

It would probably be a year or two before i could get my first investment property anyway. no downside, until i just learned it would be 4+ years for conventional loans.

Property sold to conventional buyer after 37 days on the market Lessons learned?

I may just have to just keep watching the inventory and wait for something I like to show up

Based on the few details you provided, it sounds like a 90% LTV conventional vacation home loan would work. 

But with DSCR or conventional loans I need 20% down or so.  

I'd recommend researching areas to see that they have:- Low unemployment- High demand for housing - relatively low inventory- local job creation/booming local economy- high avg/median income- increasing population- low average days-on-market (DOM)- history of rent and property value increases YOY- low crime- highly-rated schools (or above average)I'd compare the target neighborhood to surrounding neighborhoods and/or nearest metro areas. 

9) adding multiple ADUs or adding an ADU to a quad looses F/F conventional financing.

Inventory continues to be low, although it is higher than it has been in 3 years.