Hello Johnny,I am having a hard time following your table here.

If the other party has the down payment what do you bring to the table?

Even for FHA I can't imagine you could get a large enough commission to not have to bring money to the table. 

I don’t like to count my money while I’m sitting at the table but I should cash out in 2 months with a 30k profit.

I only have sturdy coffee table, conference table, couch, comfortable bed, etc, stuff that students normally won't buy to live somewhere for 2 years but definitely appreciate having in a rental which is why I have yet to have a single month of vacancy. 

Maybe a soccer field, some picnic tables and a couple grills.Hope this helps a bit!

We are maxed at 10, but would be at 9 if personal residence didn't count.RandyLimits on the Number of Financed PropertiesThe following table describes the limits that apply to the number of financed properties a borrower may have.Subject Property OccupancyTransactionMaximum Number of Financed PropertiesPrincipal residenceTransactions other than HomeReady loansNo limitPrincipal residenceHomeReady loansDU and manually underwritten - 2Second homeInvestment propertyAllDU - 10, Manually underwritten - 6The number of financed properties calculation includes:the number of one- to four-unit residential properties where the borrower is personally obligated on the mortgage(s), even if the monthly housing expense is excluded from the borrower’s DTI in accordance with B3-6-05, Monthly Debt Obligationsthe total number of properties financed, not to the number of mortgages on the property or the number of mortgages sold to Fannie Mae (a multiple unit property counts as one property, such as a two-unit);the borrower’s principal residence if it is financed; andthe cumulative total for all borrowers (though jointly financed properties are only counted once).

I'm new, haven't done anything with private money before, so would love to know what someone on the other side of the table would want to see in me before lending money. 

Likewise, HML tends to insinuate that something (profit) is still left on the table to be consumed by the buyer using HML.Back the seller reason set two.

Do you lay all your cards on the table about plans to rehab and comparables in the area so they can see where you're coming from or is there a different strategy?