Use gap funding (credit lines, partners) for the down payment.

And a few from 0% interest for a year credit card loans too.

For example if you were to exit a new build in 5 years there may be no cap ex cost (i can think of few cap ex items that does not last 5 years - maybe carpet in class c and lower), just maintenance costs which would be fairly small.Best wishes

Appraisals came back awesome my credit score came back 720.

Do you have a good credit score?  

New construction, fully decked out on the design and amenities. purchase price 785K, 40K in seller credits, 120-140k gross rental projections What made you interested in investing in this type of deal?

Rate will be highly dependent on loan size, credit score, LTV, location, and property type, as well as a few other factors.

What's the lowest credit score you will allow?

Quote from @Jaycee Greene: Assuming you pay asking price, I'd estimate the down payment for something like that using a hard money loan (HML) would be around 40% of the purchase price and your monthly payment would be $2,600 with an interest rate in the low 7% range (probably need a 700+ credit score to get that).

We're priced somewhat above a fairly new Springhill Suites about 4 miles away.