If the market is super competitive, then paying cash may be a great option to secure the property and then, as @Chris Mason mentioned, using delayed financing to secure a 30yr fixed rate mortgage after closing would be a great option. 

Also keep in mind in general crime is up, so think about security systems if it is a concern.Although this next statement probably won't make you feel better, but not all crime is reported. 

I would imagine it would be hard to secure anywhere close to those rates right now (they have gone up recently) even on your primary home.

Also, if I have a questionable tenant, I increase the security deposit.

You should have included prorated rent AND the security deposit as part of the contract. 

From there, as Charles mentioned, lenders will have specific requirements for liquidity and net worth to secure a loan.  

This is why the fed was buying all the available mortgage backed securities over the last year.

Secured hard money, bought and rehabbed a house, then refi'ed with traditional lending.

My career for 13 years has been in debt capital markets, specifically Structured Products (distressed mortgage backed securities, CLOs, CDOs).

Reached out to family to help secure downpayment, then negotiated with a local bank to craft a custom "balloon" loan to fit my financing parameters.