I really enjoy my day job as an engineering but I hope that real estate investing can be my vehicle to financial freedom. 

Which is good but I would like to get bank financing.  

@Shequila Hamilton pretty much every bank or credit union that does home loans will do FHA ones.

I currently have $45k and plan on getting a bank loan for another $60k.

I have plugged in the numbers for one specific property, and the cash flow meets my minimum requirements, but the cash on cash return does not because the minimum down payment banks require.  

My questions is regarding lenders, for this type of investment what lending bank would be your primary go to?

Definitely not #3 because the bank could call the loan and you'd have way too much money down anyway

Most go back to the bank as there is no equity.

An investor will make the payments because profits are on the final sale of the property.When you sell a home subject-to the existing mortgage to us, you can enjoy a number of benefits. $ Creative way to get a hard to sell house SOLD FAST!

And as bad as Harvey was, it was nothing relative to how Katrina impacted NOLA.The banks are falling all over themselves trying to be the good guys.