One metric though I think would be helpful for people to look at is percentage of sales that are all cash transactions, and percentage of sales that are conventional loans versus low down payment loans.

Melissa Nevich the courthouse auctions here are not really a decent source for inventory to fix and flip...

Or do I obtain a property via a VA loan, then refinance with a conventional loan?

The interest is also a little high compared to conventional rates right now, but if you don't qualify for that type of loan--or you are only having to put down a low amount of money--then I think it's not terrible (if it cash flows).

All the conventional wisdom on BP says "cash flow is king."

Through all this, I have formulated a plan that I am prepared to put into place: - Strategy: single family, buy and hold rental- Location: Surprise, AZ with a focus on 85379 and 85388 and El Mirage - Financing: conventional (75-80% loan)- Management: Property Management companyHere is where I hope to lean on the support of BiggerPockets once again - I am looking to build the strongest team possible, so that when the right deal hits, we can all benefit! 

Unfortunately, conventional lenders will use the LOWER of the appraised value OR the actual purchase price to determine the LTV and down payment required. 

Use the loan that I just used to buy my first duplex in MN: Portfolio-Conventional Loan with only 3% Down Payment and NO Mortgage Insurance (yes this loan really exists).

Non owner occupied loans are for investors and you have to go the conventional loan at 20% down from a bank.

I’ll probably be getting a 203K loan if the property needs repairs or a conventional loan (5% down), so I don’t know if the getting preapproved is an important step for the time being.I want to thank everybody who took the time to read this and looking forward to the great advice I will be getting.Happy investing!