Why do you have $60k in student loan debt but only earn entry level wages?

Its easy to check the Max cash out on the new loan to see if it can be rented to cash flow.If not I would simply put 5%, 10% or 15% down, put the rest in the bank and only use 40% of that money as your 50/50 down payment. 

I would not say there is a bad lender, but rather the loan officer/account executive at the lender.

Also, if you can provide solutions to people's problems and get good at it you'll do well in this niche. 

We utilized the VA loan, so we paid all of the fees associated with that and then paid roughly $3500 for closing.

Also a loan on a new construction home converted to a mortgage.

Most (if not all) rehab programs also come without prepayment penalties so once you finish you can sell or refi out of the high-interest rate loan.

(130-150k range). ( I do not live in NY so primary residence loans would not apply).

I'm not sure if you are familiar with DSCR loans, esentially, we are taking the cash flow of the property, plus your investor expeirence and giving out 30 year fixed rate mortgages. 

Since my purchase anniversary is coming up, I want to use the same strategy...acquire another property with 3.5% FHA (because its a point lower than conventional), however, I now to refinance out of my FHA loan to conventional so I can free up my FHA loan for house #2.