This year I may see if if I can get a construction loan to build 20-30 apartments, then refinance with an asset based lender.

The GC is a business person who doesn't care about your ARV, LTV, or your budget.

That will be the best spot to meet an investor friendly agent in person or at least meet other investors in your markets that can help connect you to the right agents.

But the risk to the seller on this deal is immense you have a guy tying up a property who has no ability to close it and then sell it to whoever will give him money and that person could be nefarious get into title rip rents could give 2 craps about the sellers credit etc etc..

You said that you are applying for an FHA loan so it sounds as though you'd be living in one unit. 

One your loans will be a higher interest rate, next you will have annual filings, the cost of a registered agent every year, and items like that. 

FHA loans require living in the home as your primary residence for 1 year after purchase.

House hack another property with a low down payment loan and use the remainder or the proceeds to either renovate or purchase another investment property?  

With my situation of not being bankable, would DSCR loans still apply to me?

Low LTV, 30yr fixed @4.5% personal (1)• Investment condo - new const. high end purchased w/1031 (from 20yr quad) in 2019.