Call agents locally that are doing 25-30+ deals a year and also property managers..

Get into rooms or online spaces with agents, investors, lenders, business owners, landlords, and real estate developers---talk to them, remember their names, and go out for drinks.

I would put all the money for the down payment and closing costs. 

The way I got around it was I used my own funds upfront from my 401k then borrowed the money from a family friend after closing. 

Do you have a good agent?

You spent $45K to get it - $37,500 down, $5000 in closing costs and $2500 to get it rent ready.  

At closing I paid all of my insurance for the year so right now it is closer to $600/month.

I'm a smaller self-managing investor (just closing on door 17 this week) and have been using Cozy.co ever since I purchased door #1.

The agent we are working with would like to list it at $1,300,000 OR I think we could rent it out for $5000-$6000/mo. 

@Nathan FrostThe advantage - some will do 90% and 100% construction but recognize your signing a personal guarantee and will be paying 10-12%+ for interestBenefits of a private lender are speed to close, creativity in cross collateralizing etcThere are a lot of people on BP that think oh private lending is less strict than banks and easier to get.