DHM was the ONLY lender that gave me an opportunity to say that I have 3 flips under my belt (experience) AND 3 rentals, because they gave me the chance to obtain and do them. 

get a few deals under your belt first.

Take your time and learn a couple of them so you can add them to your tool belt of how to best invest for YOU. 

I have plenty of RE sales under my belt, but no investments yet.

So I have been investing in real estate for about 18 months now, and as per my business model and aggressive growth structure I have now five properties under my belt--totaling 13 units.

Once you start getting more properties under your belt, you'll have an easier time should you chose to do more heavy rehab.

Arlington and Alexandria as someone mentioned are good examples, but there are a lot of cities stretching outside the belt way.

As a first timer, you'll be a little more limited in the programs that are available, but as you gain more experience and get more deals under your belt, that will open up a lot more options and lenders will be more aggressive on the amounts they will lend.

We found a few properties in Galveston that would be great for house hacking and need advice on quick financing so we can to get our first deal under our belt would be greatly appreciated.

I need to get a few flips under my belt to build up some cash reserves then I will look into scaling and building an in-house team.