The most common way around this is to get a DSCR refinance, which requires 3-6 months of seasoning.

My accountant says I can't because I have a W2 job. 

Get a second job.

The last approach is the NOI approach which is the most common way investors buy multifamily.

In Reno, NV there is such a supply constraint because of geographic limitations and an influx of tech and manufacturing jobs from CA rates at 5% will cause a buying frenzy driving prices even higher.

@Jacob Atchison awesome job!

I have a good full time w2 job so coming up with a down payment is not an issue.

Common criteria may include, but is not limited to location, prices, property type, size of the property, or age of the property.

As for your recommendation, saving up money, minimizing almost all of my costs, and working multiple jobs has been my mojo for quite some time now and I am simply preparing for the time to find a decent property in a decent area to invest in. 

I have nothing against me, no criminal record, good credit, job, income, savings, single male, no kids... could the HOA decline my highest offer the property to whoever they choose?