I do have reserves to cover contingencies.Let's just say, I'm satisfied with those numbers.Had I had to use a bank, I would have had to put down 20% for $33,000, plus closing and my payment on the remaining would be $1400 PITI including HOA. 

I'm not an loan officer, but I know some banks locally like ORNL Credit Union have offered a 0% down conventional loan product.

They will put it in your bank account. at a higher price, Airbnb is mostly crickets and booking.com continues to bring in good traffic booking.com has been very smooth and the whole review mantra with Airbnb is almost non-existent yes somewhat complex to set up.

Robbing a bank to pay rent is a CRIME.

They explained the only way to get out of rent control is to owner occupy in the property for 2 years.

Proof of funds would be a bank statement or some other document indicating the liquidity you have.

Could someone explain that to me or if there’s anyway to deduct those expenses.Not sure how we can explain it, because you already included an explanation in your question.

if so what bank? 

Quote from @Will Cruz: Does anyone know of a Bank that is willing to do a HELOC on an investment property?

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team