.- Look for off-market deals that are much cheaper,  using hard money and then refinancing with a rental loan.- Find properties where the owner will finance most of it, so you only need a smaller loan with the higher interest for the down payment.- Take over a property where you can continue the seller’s lower interest payments.- Another thought to give why would you want to do a rental at all, I mean those terms are horrible. why not buy something else with a better return on invest?

It breaks even with a loan of like 100k-ish.

If you do not already own your primary residence, then it will be easier for you to get a loan with low to no money down with a better rate for that then it would be for another property.

Having a small loan on the house I talked with my banker and was told that moving the house would not effect the loan as long as the house stayed in my name.  

I need help deciding if I should keep my primary residence and rent it out or sell it and then move into a new one, I have already done a cash out refi of 60k if we rent it we would get 150-250/ month profit not counting cap ex and if we sold we could get 5k-20k property is worth 250-280 ARV , the property has brand new roof hvac and hardwood floors with in the last year or two we will also be using va loan to buy. ps my wife wants to sell and I want to rent it out 

Some plans include house hacking, seller loans, flipping, creative deals, private cash, group deals, sweat equity, and government help.

Loans are based off your net income if you are a sole proprietor like myself, so the more expenses I have, the less eligible income I will have for loan calculations.Does anyone know how small to large size companies get loans?

Most HMLs will loan at 65% ARV-repairs.

Then the loan payments, insurance and property tax.  

In the meantime, this might help you out when it comes to BRRRRs: https://www.biggerpockets.com/blog/brrrr-loans-what-are-the-...