For $1,500 renters in Cincy would expend very nice place on a quiet street and desirable area.  

Aiming to maximize cashflow to fund future investments, but as newly weds rent by the room doesn't feel practical right now. 

Is it their credit score, their track record with loans, or the investment they’re trying to fund?

Then you'll have to figure out how you fund the project (land purchase + build costs).

This would satisfy your retirement desire. 

They can sometimes be more open to funding niche investments like mobile home parks, especially when you’ve got proven cash flow and a solid plan.Another option could be talking to your uncle about seller financing.

Almost an impossible way to “get started” as you’re going to need full purchase price in cash on hand or a HML willing to instantly fund you. 

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.

It can be anything from the guy down the street using his 401(k) to lend or it can be a well established business that has a lot of funds to deal with.

But, if I were in that situation I would probably not be buying any directly owned properties at all (and would instead be investing in a diversified fund).