Does anyone have any recommendations on banks that will lend to lower credit scores?

I'm taking all of the expense percentages like 10% capex, 10% pm, 5% repairs and maintenance, 10% vacancy, $100 ish for home insurance based on my area, 0.7% for PMI based on my credit score, and then standard amounts for utilities, lawncare, and WiFi. 

I can't retire, refuse to work for someone else,  but I do have cash built up (Thank GOD), and a 850 Fico across all the Credit Bureaus.

Although I don't make very much from my W2, I've been there for 10 years, I have 2+ years worth of emergency funds, and excellent credit. 

By building a seller credit into your offer, the seller can pay for ALL of your closing costs and prepaids, and you will get your earnest money back, plus any property tax proration credit as applicable.

On social media (Instagram) follow several people that offer a course in rental arbitrage that you might consider joining up with.

Too many people take a "course" and declare themselves foreclosure experts.   

You can pick one up for $235k and right now the builder will give you a closing cost credit and cover the HOA fee for the first year. 

I house hack my primary home in which I do a thoroughly credit check, background check and interviewing process.

Previously, that 2.5% could have served as a powerful negotiating chip, either to bolster your offer or to pocket as a credit.