Makes me think more about it. 400k does seem high when you put it like that.

Check in with @Joseph Chiofalo they have high LTV Fix & Flip financing available nationwide and do a lot of lending in TN and the south in general.

We have a high quality of customers after we cycle through poor payers. 

If so, how high should it be so I can find my yes?

I just listed a 3br house for rent. Until now, I haven't thought about how to handle it if not all of the applicants meet my minimum credit score. Should I just deny them all? Or, should I accept with conditions if on...

High stress but it paid off, I stopped teaching and managed to be a solo agent and since then I always had a good flow of clients.It requires a ton of sacrifice but I think is possible if you are willing to deal with high stress and make yourself available at all times for your clients.

You could bring an equity partner in or find a gator lender which is super high interest but your best bet is to save up

If the tenants are all just roommates, I would highly advice each get their own individual renter's insurance.

When it says "broom swept" it doesn't mean leaving half of your life belongings behind along with other trash as high as your knees throughout the property.

If you can't keep control of your personal finances, you are highly unlikely to succeed in real estate investing.