A sophisticated investor will also typically ask for the entire claimed track record and then run it through the wringer.

Private Money or Hard Money LoanHow it works: Short-term loans from private or hard money lenders to purchase the lot and finance the construction.Benefits: Easier approval and faster processing, focusing on the property value rather than your income.Downside: Higher interest rates and shorter loan terms (typically 6-18 months).

It's near impossible to cash flow when most homes are selling for above $750K, Taxes and Insurance added in the PITI payment is higher than the rents.You can buy a Duplex 2 unit for example in either FL, IN, or OH and not pay more than $200K the rents are typically $1200-$1500 a door.

We've worked with local banks and been able to finance the three we own without any issues.I don't necessarily know if it's "beginner" investor friendly but you'll learn everything you need in the bootcamp which is the gold standardWe get loans with 3-7 year balloons and 25 year amortization typically

But, those deals are all costing something, typically time, and a lot of it. 

Both these 2 are not easy to do, and typically take expertise, experience and or capital.  

Typically will be rent by rent strategy (which is tough for none owner occupants) or College rental.   

Also HELOC's typically have lower interest rates than personal loans since it is secured by your home.

Typically when people graduate they look for a job and move to the area of the job.

I find these to appreciate better than your typical LTR here which are usually in C/D class neighborhoods.I tend to look at each Real Estate opportunity as what its highest and best opportunity is.