If you buy in areas you can comfortably afford that is growing, favorable laws( I know Carlos P is going to disagree with me here due to Cali), and ideally under the median price you'll make out like a bandit.

It depends on your local laws, but any paperwork you can provide the tenant to indicate that they need to respond might help.

I have a bank willing to lend on the deal but will need to provide equity and cash reserves of $1.2M.I've raised capital prior, but not this amount. 

However, they provide the leads and claim agents get an average of four sales a year.

Ask as many questions, try to provide whatever value you think you can bring and eventually take the first step forward! 

Get out of your comfort zone.

If so, a best course of action would be refinancing those into lower-rate perm debt which should lower monthly payments and maybe provide some cash-out - that would be the cleanest/most conservative way to build up some more capital

Some people in the field do as much as 30%, but the amount is what you are comfortable with.

Sometimes the sellers may or may not have that readily available or may only provide it for those under contract since usually there is paperwork around that that requires certain investment docs to be provided. 

I provide AirDNA data to my buyers for free as their agent, so maybe find an agent that has it in your market.