Right now DSCR rates are hovering in the 8% range for high LTV on a 30Y fixed rental loan. 

You can access cash out equity lines, fixed seconds or conventional loans with reasonable terms to contribute to the downpayment.

I agree with Adam that there's not enough information here to say who is at fault.If you are spending all your income on maintenance after three years, then I would say you are being cheated by the PM or you bought a real dump.Personally, I would suck it up and find an expensive, but reliable, contractor to visit the property with me and make an assessment of what needs to be done to fix the property and stop the bleeding.

as Update to this post from 6 years ago, there are heloc's on owner occupied 2-4 unit properties up to 89.90% CLTV or combined loan to values (meaning multiple loans but all together not exceeding 90% of the value).Terms typically areinterest only first 10 years and drawable from the lineyears 11-30 its Principal and interest payment Prime index/rate + margin (this portion is fixed but prime is not)underwriting is done assume prime + margin + 2% stress test for underwriting meaning if your prime + margin was 10% then your underwriting rate used to determine your maximum line you can qualify for would be 12% rate as an example based on principal and interest payment over 30 years or 360 monthsIncome is the main determinant of your qualification and fico min 680+ is just the min score to get through the "front door,"Maximum DTI or debt to income allowed is 45% DTIMaximum lines on this product go from 500-750k so you can get a decent line size that can actually buy other BRRR's or fix flips and deals.

In this episode it talks about rental arbitraging many units in apartments and then being awarded government contracts where you house a large amount of government employees  and the government pays you well over market rent.

In our opinion, this doesn’t result in a viable income amount or analyze income stability.

Practical strategies, in this case, can assume a starting point for a person with "x amount" to invest and is ready to start today.

I have a credit score of 765, with a good amount of savings. 

I don't think there's a reliable way to come up with an exact dollar amount that everyone can just plug into their situation and be 100% safe. 

And no amount of coaching can help with that part.