I can accept a lower return but meeting some time commitments and returm commitments is paramount.

HI @Jimmy RojasYou have to show 2 years of taxable income to the IRS.

The income amounts look to be long-term rental (which they are and came in 30% lower than what the STR average did) and 2. why did the appraiser look at homes 20 miles away to compare to when there are PLENTY of rentals in town...

Just google the following: - special assessment - zombie condos - Florida condos (look for recent news)Since you are not living near the properties anyways, why not look in a landlord friendly state where the purchase prices are lower?

i'm in Pittsburgh, lower price point than Boston, trying to do my next BRRRR, and I keep getting outbid. 

If you do, perhaps there's something in another market similar but at a lower price point.

Lower risk all the way around.  

The more hands off you get, the lower the returns.

As others have suggested, you could get a conventional or FHA loan if you want lower down payment options.

I knew that was not true because I had paid $780 a couple months before on a property in the same area and also my realtor told me that her clients had been paying that lower rate.