Anybody got recommendations forlenders who could handle both the purchase and construction loan for pure investment? 

If you want small multi-family, you may want to consider buying triplex or fourplex, live in one unit, and use part of the rental income to qualify you for the loan.If buying a small multi-family as pure investment, you may need to come up with more money as down payment

Given that there is no mortgage on the 4plex, it looks like its all profit and its got pure cashflow. 

I had the touch screen one first, and I had a lot of problems with it timing out, battery issues, touch screen not working etc.

Pure cash flow would be close to $10,000 month and still have $100,000 for reserves.

Especially if its a personal residence and not a pure investment property.

I'm sure the batteries in the smoke detector need to be replaced along with the filters in the HVAC system.

After that it is pure added profit to your bottom line.

We do have a minimum of 20% down however (and values in vacation mkts like Joshua Tree are getting more scrutinized right now, although not as much if a pure purchase), so if 10% is a sticking point a general non-QM mortgage broker would be your best bet (although Fannie just in April really tightened up on this product if 10% down). 

Purely coincidental, I just closed on a single family house in Bolingbrook this morning.