Hey @Eduardo Rodriguez, if your property is in Texas, be particularly careful: Texas has restrictions on lease/options that other states (like my beloved Georgia) don't have.See, for example, https://www.lonestarlandlaw.com/Lease-Options.html.

Are there any restrictions, rules or common practices in the industry to tap into this inventory. 

The more experience you have, the more it opens you open for investment loans (many have first time homebuyer or no previous experience restrictions).

Also if it's commercial there maybe more restrictions on increases in rent.

Maybe you were given incorrect information by the other lender or maybe the other lender has overlays restricting use of proposed rents.  

Buying a home with CashBuying a home with cash has become increasingly popular for many investors but often an investor will be caught with the restrictions to cash out loans if they need to get their money back.

SDIRA is just to restrictive.

I don't restrict myself to a specific model.

It sounds crazy that a bank would be MORE restrictive but this is a very common thing. 

. - Part of the Dodd-Frank law imposed certain restrictions on seller-financing to owner-occupants.