Yes I know about the VA loan (no down payment) and VA disability payments, more on that later.  

OO loan seems like real long shot. 

With the proceeds we later purchased two properties the same month, one with FHA loan 5% down and received a closing credit of $8k plus a $2k check made out to us after closing.

Then you’re going to ask her to give you a 3 year 0% loan?

for this property Ill be doing a conventional loan. 

If you're a single mom with student loans, a car payment, and living paycheck-to-paycheck, then $20,000 would be devastating and a reserve is critical.

Registration fees $800+ SOI $50 fees California and legal stuff-keeping it simple-easier to refinance a SFR if decide to just BRR and cash out refi in my personal name versus trying to get loan in LLC name. 

So loan it is.A few thoughts/questions on my mind that I hope to learn as I continue my real estate journey:1.

Further context, I have zero debt, high 700s credit score, one other investment property here locally. 175k in cash available, looking to do DSCR loans or cash and then refinance.Peoria, Illinois- Great need for lower income housing, market appears to have many options.Lawton, Oklahoma- Looking only at extremely cheap properties, as it seems it’s not terribly hard to find renters.

For comparison, a Navy Federal FCU personal loan will be in the 15s%