the 3rd one eliminates the greatest amount of potential questions.  

A small (6 unit) MF deal  ( in a market I am very familiar with) that will need financing and will ultimately cash flow  a small, but decent, amount. 

AND we had to put the entire amount of purchase price in CASH our contract called for a cash sale. into escrow on the day we were suppose to close.. so we have 45k out and gone.. 6 figures sitting in escrow for 2.5 years  another 20k in legal fee's.. and at the end of the day she is a no show at court.. and we win in about 60 seconds..

So I’m wondering how that would work because I need to cover the down payments for the total amount I need to borrow rather then just the purchase price.

First 2015 purchase was for 36k 3 bedroom I rent for $600 a monthSecond in 2017 I purchased for 30k and rent for $600I’m looking to buy my third as soon as I find a nice one at a good price.How many properties are you at and how long did it take to accumulate that amount?

Tenants are given a bank account number at a local bank (I have one account per building, exact rent amounts are unique within each property to avoid confusion with deposits), and as a condition in my lease (which they signed), they are REQUIRED to make payments to that account. 

. - Non-QM/subprime lenders in theory will, but they have minimum loan amounts so they can turn a profit.

What would you do if you had a huge a amount of cash buying power?  

I use Icomps and then i verify on the assessors website to see if they did sale for that amount. 

It seems to be that way, I have a decent amount of rental and flip properties so when my main contractor can spare a guy for a small project he will usually only when we have a full rehab going on another project.