Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

Lucy: your story shows that setting up a loan is more than just interest rate and other terms.

@Chinku Chinku how is paying the loan balance down going to help you reach your goals?

I then found 3 properties from wholesalers in areas that I invest in regularly and purchased the properties with a hard money loan.

Price points will vary widely here.

Once you’ve built capital, transition to small multifamily units using DSCR loans for steady cash flow.If you need help analyzing deals or securing funding, let me know.

Assuming since you did any FHA loan, this was a househack?

Since it was over 12 months with my HML, I ended up taking the property under my name with a 30-year conventional loan.

If you are looking to buy in PA, its possible you can qualify for PHA KFIT program that gives you a 5% closing cost forgivable loan.

Financing options do exist: hard money loans, renovation loans, and some traditional mortgages can be used on distressed properties if criteria are met.