However, in #Jacksonville, the market is hot for SFHs, its been a sellers market for 2018, and is getting closer, in some areas to 6 months of inventory, but some parts of Jax are still 3 months or less, still very hot.

What are absorption levels for inventory in the immediate area? 

If you are buying through an llc, that is the problem....only an idividual can get conventional financing.  

Typically a bank will put their inventory on the open market.  

The problem we are running into is, the cost in going the convention route.

@Mack Bailey you already have some good responses but there are some conventional loans that allow you to put down a pretty low amount if you can income qualify or if the property is in the right census tract.

If you are buying property for investment purpose you have to bring 25% down payment for conventional loan for 2-4 units.  

You don't have to go with an FHA, but that is one of the best/easiest ways to get a low down payment of 3.5% instead of a 20-25% on a conventional investment property loan.I own two duplexes in 70501.

Conventional Loan with local institution.

We used personal capital to buy at auction, a hard money lender to finance the rehab, and a conventional loan to remove personal capital How did you add value to the deal?