Or you could just get a personal line of credit. 

You can also have the funding and then not get the property under contract and then you have to reapply for the loan, ping your credit....not the best way.Both options work, it depends on you as an investor and what you feel comfortable doing.  

Could be debt ratio, down payment, credit score etc...Try Home Possible. 

Prepare yourself for some push back but ignore and move forward.

However, once you submit to L&I, be prepared to wait...and wait...and wait.

These are units that are occupied by people who have low credit, hard to prove income, rental history issues, crime issues, etc. 

They are all slightly different on things like, can cash out be used as cash reserves, seasoning, LTV's and min. credit scores.

I only own 3 properties, if you own more (or have mortgages on more than 3), cant remember, they will not do equity lines of credit for investment properties.

Prepare a legal and good application form.

The W-2 job allows you to form a cash and credit basis from which you can start purchasing properties.