FHA & VA allow for a "Change in circumstance" for example you are moving, changing jobs requiring new location, new school, enlisted military, divorce, other life circumstance outside of your control.As far a penalty due to no intention as using from the start of the application.

Here in the Southwest, agriculture and military are big, but there's a booming manufacturing sector too!

If your orders show that your active duty is ending within the next 12 months, a Conventional or VA loan program won't be able to count the current military income to help you qualify.

If commercial properties, you can seek loans from small local credit unions and banks that base it off of the debt service coverage ratio and regularly provide loans in the 7s.You can also seek commercial loans on residential properties as well.

I like to use a community bank or a credit union. 

@Nick Sansivero my company manages as far north as Union County.

Can I get some advice on military friendly lenders with low down payment for purchasing rental property without using the VA loan or in general, how to navigate this to start my rental property real estate journey?

But additionally, since you need someone to share their net worth and liquidity to qualify for your loan, they are taking on some decent risk to not be truly involved with the opportunity for upside.At the end of the day, if you are assuming $1mm down, $3mm loan, whether it is agency loan or debt fund or local credit union, they will want experience (and this could be the professional property management company you hire).  

He found me on the forums sharing info about the military and real estate investing.

I'm retired military so I plan to use the VA and the OTC loan for it.