The first step is to get pre-approved for a loan to determine your max budget. 

Just got denied lending from a supposed HM lender due to the source of the down payment coming from a personal loan.

There is no way to know what the lending landscape and his options will be in five years from now - that type of loan could still be available or there could be some differences - including nuance with the specific property, location, etc

@Gilberto Ramirez III a fix and flip loan (12 month interest only loan) to purchase and rehab the property.

HURDLES:*About $230k in student loan debt.

I have a duplex that I lease out, and recently got married where my wife and I are over 150k (salaries combined).

If you qualify for a solo 401k (self employed with no w2 employees other than a spouse) you can take what's called a participant loan. 

I have about 75k in HYSA and an Investment account combined. 

We've got some capital, but I've heard of investment loans that require zero % down as long as we can show that the property will be able to rent.

Anonymity is fictional if you are getting bank loans.