Cash flow isn't amazing in San Antonio...best on-market properties are hovering around breakeven, as you can see from the "Cash on Cash" tags.

Cash at hand: $1M2.

Normally builder will pay cash for the lot like i do that their skin in the game..

They accept financing so all cash is not necessary and we are asking them to paying for closing costs. 

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 ?  

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.