For lower leverage deals, say sub 60%, some banks and life insurance companies allow you to forward rate lock up to 12 months prior to close.

That help to lower your DTI. 

Great to work with and they were also the lower quote.

I know, I know, more to the IRS, but it's up to you to decide which dragon you're going to chase - more real estate or lower taxes. 

Do a flip in a warzone and you tent to get lower contractor prices.Then it depends on the market, .. do people love the area, are there many houses you are competing with for sale when you are done...

try to buy the first at a discount or negotiate a lower payoff.2.

The more into farming country you go the lower the price. 

Depending your equity sources, you can look to structure the deal as a partnership to get similar results (actually, better) results with lower costs and hassle. 

There are some 3% down conventional loans with lower PMI rates. 

Beyond that, I would need to either have a lower down payment (down to around 15%), or figureout a way to finance some of the rehab costs, or both.A local regular bank.