I am currently in a VA loan, so the cash-out re-fi does not look promising given the strict rules for the VA loans regarding accessing equity. 

My promise to myself is that I'll use the extra time afforded to me by the pandemic to do my research so that I'll be ready to purchase my first rental when the moment presents itself.

I don't think the rental market would be as promising in the areas further away from the city, too.

I only have so much time in the day and will only commit for the right client and terms to me.I have found when terms are incredible either that mortgage broker has a rare contact being aggressive in the market (it happens) or they are promising the world and taking up front fees.

You will come across something promising eventually and just keep saving up until you find it.

The Top ~200 universities in the USA will continue to be safe investment locations, both this year, next year and for the next 20+ years.https://www.marketwatch.com/story/more-than-3-in-4-college-students-plan-to-return-to-campus-this-fall-but-they-promise-not-to-party-2020-07-15

In fact you’re going to promise in writing to live there for at least a yeat. 

If you want to establish a sustainable business, or investment career in real estate, forgot the guru promises and invest in a long term real estate foundation education.

I promise this is not some sort of marketing scam, just looking for some ideas at the moment.1.

I don’t have much to offer in return YET, but I promise to payback any help I receive over time. :)