I've had a long time focus on helping distressed property owners, which results in generating listings with excellent investor potential.

No other debt whatsoever other than typical monthly utility bills.2) I have 40k liquid cash to put down on an investment property I'm looking to buy so I can rent out (first property to add to my portfolio as I am just starting out).3) I've applied at several banks, and while they said I have excellent credit, a stable job, etc. that my debt to income ratio is too high about 48%.  

Grady,Welcome to BP this is an excellent place to learn.  

If you go to the "tools" tab, you can find the House Flipping, Rental Property, & Wholesaling.I used the Rental Property Calculator to create my own offline excel document to run the numbers.

I need to find a creative lender who can help me navigate through these complexities.Notes: This house will appraise for lending purposesI have excellent personal creditThanks for any insight!

@Justin S.Bigger pockets is an excellent way if you have management and everything in place.

Nick,We are getting excellent returns here in Kansas City. 

You must have excellent credit of course!  

@Amanda YoungThat's an excellent strategy, and putting it in a land trust was smart.

Both of those have EXCELLENT customer service and super cheap options.