You'll find that different areas, property types, condition of property, target market tenants, etc. all impact what the actual numbers will be.You may want to explore and understand the 1% Rule and pick your number.

Have you explored the city? 

If you live in a high cost of living area, you may want to explore elsewhere.

If you are interested in exploring any of the options, I’d be happy to help.

If I cannot cash out refi, what options can I explore to get some cash out of the properties (I was intending to use this cash as the downpayment)If I cannot do this- how do I acquire a 3rd investment property?

If you want to explore further, pm me; I'll introduce you to Mike who can answer all your questions.

Something to explore with these is to find one that a:has property that you would consider, b: does an online application for one fee, one time, and c: allows you to make the results available to you so you can provide access to any other landlord going forward. 

Will private message you to explore further.Thanks,Matt

I would call the plan far from bulletproof but the idea is worth exploring. 

If you would ever like to explore that option, please feel free to DM me.