Fannie/Freddie loans will carry a fixed rate, they will have a lower rate, and they will help you qualify for other loans later.Now, if a bank is telling you they can't refinance because of "seasoning", is that because you purchased it with cash?

That's buyer's monthly cost to own the property with owner financing which is lower than their monthly rent. .  

All I can find is:- Possibly lower mortgage rates (FHA?)

Bridge loans are more expensive than a conventional agency or bank loan but you can typically get higher leverage than you would with a bank loan because they typically have lower debt service coverage guidelines. 

I want to find a lender that would entertain a lower down payment on a property that should cash flow very well but I want to be out of pocket as minimal as possible. 

And, you're tying up $75k in liquidity.My personal recommendation would be to look at lower cost properties, if you're looking to get into long-term hold/rentals. 

Lowers my competition.Justin:Take a look at this Spreadsheet:What it seems like Gallinelli is saying is that you should create 2 different scenarios, one pessimistic (selling at a 9.5% Cap Rate) and one that's optimistic (selling at 8.5% Cap Rate).If I run the pessimistic numbers, the Selling price at the 9.5% Cap Rate in Year 5 would be Year 5 NOI / 9.5% = $152,605 / 9.5% = you would sell the building at $1.606 Million.

I know underwriting will basically default to using the lower of the two - net income and distributions.

I normally only say yes to SFH's under certain conditions but you sounded like you have a few units which you need to lower any vacancy fear.Y ou could look at investing into commercial sized complexes where the value reflects the income instead of sales comps. 

Take a look at the maps and look at the individual addresses that were used as a basis, as a rent comp in another section of town that may not be applicable could dramatically raise or lower the rents given.