If you've owned it for at least a year, you can go the conventional route or something like a DSCR loan.

Also, i forgot to mention: - My credit score is in the 770ish and am looking to use a conventional loan

Then once you build up a general knowledge base and understand your exact strategy and the inventory available in your market then you can ask more specific questions to help you along the way.

New builds have been a fantastic option recently because they HAVE to sell their inventory no matter the market conditions. 

Unfortunately, conventional financing (Fannie/Freddie) does not allow gift funds to be used when purchasing investment properties, even if the funds are from your spouse.  

Its not much of a difference and I would recommend going with 5% down conventional as there's less restrictions when you decide to leave the property and no upfront mortgage insurance. 

Interest rates on the DSCR cash out arent that far off from conventional financing right now, but the HELOAN rates will be a good bit higher.

I've spoken with a few mortgage lenders about FHA and conventional loans.

With interest rates at a steady increase, typically investors in Multi units are looking at 8-11% interest on conventional, commercial, and PML options.

I live in Southern Oregon currently and what little inventory we have here is massively overinflated.