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.

Deposits have the expectation of the money being returned if parameters are met, and you could well get challenged on this by a tenant if your lease is phrasing it as a deposit as opposed to a fee. 

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.

You may hear folks also say the phrase “no landing,” referring to the Federal Reserve being able to avoid a recession but inflation remains.

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

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?

I can get a DSCR loan but need 20% down and about 30k for rehab.

I have also been know to be a resource to some of my wholesaling buddies that have needed a loan for EMD or even funding for a double close. 

Fannie/Freddie do NOT allow:Texas Section 50(a)(6) Loan Security PropertyA Texas Section 50(a)(6) loan must be secured by a single-unit principal residence constituting the borrower’s homestead under Texas law.