You must keep your pipeline full because there is no cashflow without it.

No software.

I have an investor that will loan the down payment and so I am going in on this deal with no money down.

As an investor, your primary goal is probably to buy at the lowest price (you make your money when you buy at below market value), fix it up, and either hold or sell/flip.The seller might realize they "don't know what they don't know"....in general, investors sometimes come across as "transactional" (they ran the numbers, and just want a yes or no from the seller). 

But if you have properties you own you could use those as leverage and secure against those but no lender is going to give you basically an unsecured line which would attach if you win a foreclosure sale.

@Gladys Villa - If you're young, have no kids, and are just starting your real estate investment journey without having experienced the luxury and pleasures of a single-family residence (SFR) with your own backyard and separation from neighbors, the best way to get started is with a duplex.

I use MyFax - I've used them for years with good success and no problems.

Feel like given my company is doing really well and i have good cash flow and no debt it shouldnt be this hard to find a decent loan.  

It's also not rented yet so there is no income to DSCR, the tenant would need to be in place or at least moving in prior to closing.That doesn't mean you couldn't get a negative DSCR loan or bridge option, there are many options.

Always follow the money trail......There's no need to follow money trail.