One of which wants cash reserves of 30k on a 200k loan to get going.

I don't know if she can do it but I'd check with Lilly at Creative Lending. https://www.creativelending.biz/If that doesn't work you will need a private loan.

More debt equals more amortization of the loan. 

The two most obvious options at hand are : A/ Accumulating capital through my job before investing in real estate B/ Asking for a bank loan that would allow me to invest sooner, saving time, after doing market research Which strategy is better, in your regards ?

However, there's a $130k lien from a previous loan modification due to a past hardship.

Sounds like they are short to close I would ask for a loan commitment before you waste too much time with this buyer.

FHA loan?

There is a world of difference between private loans and a hard money lender as well as rates charged.

I'm looking to get a loan for my first non-owner occupied rental property but my current lender is telling me my debt to income ratio is too high due to my student loans and mortgage.

Conventional loan How did you add value to the deal?