There will be pros & cons with low-down payment programs (FHA, 5% down conventional, NACA) so you just want to pick the best fit for you.

Hello,I am thinking about using a DSCR loan for my first rental property, and I know a Conventional loan cannot be used on distressed properties.

I'm planning to pursue a conventional loan with 10% down payment.

Finding: open for conventional loan.

I've bought 9 more since the interview, but now this low inventory has stopped me cold.

With interest rates and inventory where they are on-market, you're likely to have too much competition to win a good deal off of the MLS.

With a lot of these deals, they will be very disheveled, and you will need to buy them with hard money instead of conventional financing. 

I aim to refinance the loan under conventional investment terms to avoid the high interest rates associated with hard money loans.With an excellent credit score, securing a loan shouldn't be a challenge.

Here is what is being considered:SCENARIO 1):1) Parents loan us money at X% rate.2) Loan terms would allow for early payment without penalty (we would get a conventional loan in 2-5 years to pay parents back). 

There is little inventory   If you have a deal that works with todays rates  go for it .