Take the time to do the homework and to market your offer in a way that the seller will at least recognize it, accept it or counter.  

Of course we intend to put 20% down on the property, but I recognize that a lot of investors pay for properties in cash.

I do recognize this can simply be purposed omission of the details by the OP, which then I am reading too far in.On the other hand, perhaps there is not what most would consider a reasonable understanding of the loan, the use of the funds and how to protect the investment for repayment.

It may be a great employment market, but if the cap rate is below 5%, then you are hoping for a speculative value increase and that is educated gambling.- Location, Location, Location - Drive the neighborhoods and see if it is what you are looking for.

That's always a hard thing to recognize up front. 

However, I recognize that some FHA loans and VA require at least 1-year residence.

I would like to partner up with you in a startup  Well you have a talent recognizing talent. 

@Blake Ramsey it's a sound strategy as you are aware of the risks.How long do you have to own the properties for your portfolio lender to recognize a higher appraised value instead of your purchase price plus improvements?

Similar things probably happened all over the world.We are in the middle of a major Tsunami or printed US dollar, and many people did not recognize its significance.

Most really experienced agents of +10 years are degenerate gambling drunks and shouldn’t be trusted.