I would use the roth IRA to show as reserves if that is possible then use the money you save for the down payment.

This is a very common issue in commercial/private money space.

Money Mustache (MMM), a fellow Canadian who retired at 30, supporting his family through his investments.This introduced me to the concept of financial independence.

This method allowed us to wholesale on the retail market without putting any money upfront.

Also I'm speaking from experience in losing a significant amount of money trying to do something similar. 

You will then have a few options with that rent money....you can put it into principal or you can start saving it to purchase yet another property.

I could understand if I was looking for hard money or private lenders but I figure if one bank would approve a conventional mortgage on a property most other banks would as well at the same or similar terms right?

@Ikenna OkekeogbuStarting with a single-family home rental investment in an affordable market requires education, have clear goals, plan your money, and have a team of experts.

I have thought about if there was a way to make money partnering with homeowners who want to renovate before selling but don't have the cash.Definitely seems to be aimed at homeowners not investors.

If you really want the property and don't mind a small gamble put down an amount of earnest money that you will not be upset to lose and that if you were in the seller's shoes would make you feel OK about taking the property off the market for 60 days and make it non-refundable to be conveyed to Seller upon offer acceptance.