Initially I had poor PM and therefore my results were poor (late/non-payments, frequent and overpriced repairs, etc..)With good PM, I've been able to keep good tenants, increase the rents and minimize my repairs (these are 100 year old houses).  

Does anyone know of a bank that will do delayed financing on an investment property? 

Thanks for the response and my long delay, I'm looking for more buy and hold approach But theres some many ways to approach real estate I'm still trying to figure out that path. 

I'm taking the lowest just to be careful.My plan is to 1. acquire via hard money with 10% down rent it out and then refinance to get all cash that I put in the deal out via a portfolio lender or delayed financing.

Maybe you can make payments on the existing loan to delay any foreclosure.  

Minimal if any repair required.Purchase price: $134,000Down payment: $13,400 (10%)Closing costs: $3000 ( projected )Repairs: $1000 ( projected )Rent: $1300/moMortgage: 5.2% fixed 30yrs.Insurance: $83/mo ( does this seem high to anyone familiar with Indy?

For someone truly looking for bigger pockets ; ) and isn't afraid of delayed gratification and huge learning curves, what would be a good niche to begin exploring?

Locked in a low interest rate and been coming out positive, tenants just renewed for a 2nd year so I am feeling really good, maintenance work has been minimal.  

Did not disclose it on the initial application because it was not completed yet, and as we all know things can happen right up until the last minute before closing new loans, so I wasn' t going to say I had those loans when I really didn't.Fast forward to today, Refi/HELOC closed, underwriters on investment property noticed HELOC lien in MERS so they asked for a letter of clarification regarding the lien and why did not initially disclose, I wrote a letter explaining what I just said and so far no issues (*knocks on wood*)My situation had more time between them than yours do, giving the underwriters enough time to make sure it checks out without delaying the process.

I'm generally the investor in the building but I act like an owner and only rent to "owner" types so I have minimal impact.