Not only would I recommend for you to interview your lenders and keep in mind that they are earning YOUR business, not the other way around, but to also ask some very specific investor questions:Questions for Lenders When do you start using rental income to help me qualify?

Also, save more money, get more educated, network with investors and keep an open mind.

Don't get excited about the house, because it will make the ARV go up (in your mind only).3.)

sub too wrap lease option etc.. is a fine method but in my mind only to be used by very financially capable folks.. not folks that are trying to get rich on OPM and no credit.. and in some states the persona with the lease option can hole up and judge may make the lessee do a foreclosure giving the lessor a right to cure..   

If you don't mind sharing.

While I am still learning, I plan on attending local REI meet ups in the South Florida region so I can get to know like minded individuals who share the same goals in real estate investing.  

Keep in mind the approval will only last a couple months, and the lender won't "lock in" the rate unless you have a signed purchase agreement.

None of my refi appraisers have cared about a new furnace or windows or roof, as long as whats there is functional.   

Another thing about opportunity zones to keep in mind is that there's a lot of them some are in really risky areas but others are in great areas.

Have them determine the useful life of the big ticket items like roof, furnace, ac, electrical and plumbing and use that to determine what you need in reserves and consequently what you can afford to offer on the house.You'll also want to look at the cash flow in case of additional vacancies keeping in mind what the vacancy rate is in your area.