I would like to have some spare money to sign up for hobby classes or classes that can improve me as a person.  

This way you can finance the property through traditional means.If you are adamant on getting an investment property and you want it financed try a local credit unionhttps://www.creditunionsofontario.com/list

My credit is good and I have solid equity/great renters in all of my properties.  

I don't see it at least in the DC market. 10 years ago all the offers I was writing were for zero down loans for people with no money, credit or income.

Just do not over improve the house you live in.

No tax returnsMinimum credit score 650Max Loan to Value 75% on sfr or 2-4 unitOnly up front cost is for appraisal and creditRates in the 7's with a 30 year amortizationAgain, points not to exceed 4You don't have to sell your beautiful flip when it's done;  keep it, manage it, profit from it.  

As far as reserves, I've got a pretty good cash cushion built up, plus a line of credit in case of a dire emergency.While I haven't exactly budgeted for CapEx, my initial plan was to set all of the cash flow aside in a separate checking account to build up toward replacing the roof, separating the electric and hot water, etc.

What I mean is that they will look at you personally, your credit, income etc.

and how is your credit.if you have a little bit of money IE the 3.5% it takes to get a FHA loan then just go that route you need a job and credit as well.if you cant qualify for a FHA loan there  are not going to be any private lenders going to do anything with you in any capacity... remember those books are just ideas and maybe someone gets lucky but its not the norm by any means.. they are selling dreams..

Appliance retailer can take care of all of the install/ delivery/ takeaway over the phone with a credit card.Hudsons appliance centerMike's Appliance ParadiseAppliance Resale House(no experience with any of these retail stores  btw, so buyer beware)