This is not even close to the documents required for a properly drafted loan.

However, you have to be extremely careful financing 100% of the transaction as you still need reserves, closing costs, etc. and make sure it cash flows.You didn't mention if this would be a rental or owner occupied. 

My answer, yes I currently am buying a $165,000 property in Phoenix (not listed on the MLS) using one of my methods to find, using only $5,871 plus closing costs of my money.

However, if a deal falls through, we'll keep searching for more deals until you get one closed. 

It's close to home.

As for the third target market, Sacramento is close to you, it's a state capitol, relatively inexpensive, two major universities, great local culture...

It won't be 100% accurate, but it will be close enough.

Quote from @Beth Johnson: @Marina Wong No. we just charge the servicing set-up fee at close.

Closing costs + rent ready costs + lease out costs - those you need to be compensated for and new investors are always surprised that they can add up to 5 or 10 or 15K.  

No 1.75% funding fee so conventional loans typically have less closing costs.