Lenders are more conservative these days which is a good thing.

I was going to avoid that because I am 42 with a wife and 2 elementary school kids, and although I have the motivation and free-spirit to do that, my wife is quite conservative and wants that nice dream house =) Which I definitely want to provide.

Make sure you underwrite the deal conservatively as well, inventory has been creeping up here in the wasatch front. 

Plenty of deals that don't work at 20% down (80% LTV) can be good deals at say 40% down - also if a first timer, almost always makes sense to be conservative and not stretch leverage

It's a ride that I don't care to go on, but hey, I'm probably a bit more conservative than most.

The zestimate shows $478k, however prices have been steadily declining, and I think $465k may be a conservative estimate.It would rent for $2700/mon.

This can be invested pretty conservatively to yield about $75k annual income.  

My conservative estimate with labor and transportation time was about 5 hours.

I'd add that the less comparable the comps, the more conservative I get with ARV.

There are traditional underwriting investment helocs but very conservative CLTV and DTI is taken into account.