You can try PenFed -- they had halted lending on investments until 2024 so they may be lending on investments now. https://www.penfed.org/You can also do a cash out refinance.

I’m finally ready to take the plunge into real estate investing, but with two kids, I’m nervous to use any of my own cash for the first project.

I am currently looking at buying a new construction home as a long term rental property. sales price $214000. first my lender told me I can do 0 down. and I am really excited about this deal. but later he told me that am not qualified for 0 down because of my income. the other option is that I can do fha with 3.5% down, 6.125% interest rate. cash to close is $14000. my monthly payment is around $1575-$1590.it can at least rent for $1700 as a long term rental property.

You have props, cash , crews ?  

Rates are higher than they've been and it's harder to find cash flow.

Additionally, there are pockets where long-term rental returns are also amazing and can cash flow great, you just need to know where to invest.  

I wouldn't buy any short-term rental without doing that analysis in the first place, especially if it's overseas.If you buy a property in Mexico and pay cash for it, it's gonna be hard not to turn a profit when renting short-term given how low the costs are.

If its a total gut, that changes things...but if it's bought right...Rehabbing will likely be your best bet. new builds set the price premium in every zip code I've ever studied. in addition new builds don't take 9 months. we just built a house in 60 days. we wait till permits are approved and shovel ready, investors buy land cash, entitle, contracts, negotiate with financing, place financing when we are ready and break ground. but we build the same over and over and don't go outside our Floorplans  

That said, we’re currently cash poor.

For those not purchasing with cash, assessing income or cash flow can often come down to the terms of the mortgage financing for an AirBNB or Vacation rental.