At 80-90% LTV, you should be able to establish a line of credit for $150k+ at very attractive interest rates to fund other investment opportunities (such as down payments on other properties). 

Learn how to attract and engage private lenders and you'll NEVER be lacking for funding!

Also, the headache you'll get from the type of tenants you are going to attract is not worth it.

Turnkey is attractive, but I don't want to blow it all on one or two properties and then not have any cash to continue the process with while I continue to work another 1.5 years or so to save that amount up again.

A solid SFR (especially with a garage or basement) has a propensity to attract more long-term tenants.

What I’m saying is when I buy I go through everything to tenant proof the home and attract quality tenants.

However, it should be noted that the property should promise attractive returns for the investment to be considered worthwhile for a partner.Another viable option is going through a hard money lender.

I'm under the impression I'll get a worse interest rate, but 5% down and other tax incentives make it look like an attractive option. 

However, the hours I work are inconsistent (by choice) as I do freelance and contract work (no 1099) and like to travel etc.

However, the hours I work are inconsistent (by choice) as I do freelance and contract work (no 1099) and like to travel etc.