Just got denied lending from a supposed HM lender due to the source of the down payment coming from a personal loan.

Loan Buy Down4.

There is no way to know what the lending landscape and his options will be in five years from now - that type of loan could still be available or there could be some differences - including nuance with the specific property, location, etc

I ALWAYS have a loan on my primary because they are the easiest loans to get and have the least amount of expense involved.

We've got some capital, but I've heard of investment loans that require zero % down as long as we can show that the property will be able to rent.

If you qualify for a solo 401k (self employed with no w2 employees other than a spouse) you can take what's called a participant loan. 

Are there any loan options out there I am missing to keep out of pockets costs under 100k?

I house hack but the loan is still considered my primary residence so I guess I wasn’t considering it as an investment property that contributes to my NW.

Also - get a free  full loan pre approval in place for whatever  hypotehtical scenario you are considering  to make sure you have  finnacing lined up 

I got my first rental with negative cashflow last year.Property price 241k, loan balance 232k Tenant pays rent 1,800$monthly payment 2,050$Spent 5,000$ on improvements.Property appreciated from 241k to 255$ this year.I am not sure whether I should sell it this year or keep for appreciation purposes?