According to Realtor.com, EMD is typically between 1% and 2% of the total home price and is money you pay as a show of good faith when you make an offer on a house.But, it’s not an added expense.

Offering a refundable fee would have to come out of your pocket.

FHA gets a bad rap because sellers and many agents think it's only for people who don't have the money so if I had 20 percent, but wanted to use FHA, I would present a proof of funds with my offer showing I have more money, but am using the FHA as a financial option so I can get an investment property as well somewhere else.

I will keep that in mind when discussing the offer

We also used PenFed, and they offer a fast HELOC…not sure how long they are now, but the process was smooth.  

Offering discounts and opening up your calendar are great steps.

Find a good lender, get pre approved, make sure you practice running the #'s using the 100's of videos and guides from BP, find an investor friendly Realtor, and then start making offers on any property that meets your goal.

I just talked to two banks and they both said that they don't offer them for investment properties.

Instead, create a landing page tailored to your audience with a clear, irresistible offer, such as:"Get a Free Price Comparison Report for Bulk Orders in [Industry/Location].""

Mohammed, thanks for taking the time to offer guidance.