You can also do up to 85% LTV on a purchase. 

Or buy something that needs some love and some hard money lenders will fund up to 90-100% of the purchase and rehab.

So I found and purchased 3 undervalued properties from wholesalers and we are just finishing up the 3rd one.

If it's a fixer upper you would account for the rehab and purchase price then compare against the ARV.

I’m in Ohio, so I can purchase a property with $40k cash out, invest $10k in repairs, and rent for a couple hundred above the monthly operating costs.

Quote from @Jokari Trueheart: HI, almost 11 months ago I purchased 3 duplexes and I borrowed the funds from my personal residence which I took out a equity agreement for the down payment on the investment property, great idea at the time because I have 10 years to pay it off and theres no payment requirement, but , I learned more about the consequence that it takes a large chunk of my equity the longer I take to pay it back, so my goal was to refi cash out the investment property to pay it back but I don't think theres enough equity yet to pull the full $106k needed, I only borrowed $88k but with the equity percentage for one year i'm paying about $18k in equity on top of the amount I borrowed if I pay it off in year one, so I need this paid off ASAP before it increases more.

I have not every purchased property in Canada, but my wife is Canadian and I've seen some of the issues her family has had to deal with.  

There are no restrictions preventing out-of-state investors from purchasing rental properties in Texas—these investors enjoy the same opportunities as Texas residents.Additionally, the financing restrictions you mentioned don’t align with reality.

I have a couple of buyers that will purchase without due diligence.  

Purchase price: $230,000 Cash invested: $200,000Two homes on half an acre.