On my primary I got it through Third Federal bank that offered Prime rate -1% for the life of the loan. 

You certainly need to have reserves for the normal operations of any investment property.Yes, I was saying save cash for a DP on another deal.

you need cash reserves and low dtv for your retirement years.... 

What are the "reserves" how much money is in the bank for those items the HOA is responsible for, ie: roof repair, streets, painting, etc. 

The home is in need of major repairs, and I may need funds for a full rehab.I have good credit and employment, but I used all of my cash reserves for the purchase of the property.

This all depends on the property, your financial strength, cash reserves and the lender.

.) , in a condo if the reserves are too low there could be a big capex expense (pool, roof, parking lot...) resulting in an assessment. 

A lot of the newer investors that I work with here in San Antonio that don't have a lot of money to start out typically will go this route until their cash reserves get big enough to go the cash route. 

Interest rates are so cheap it doesn’t make any sense to tie up your cash and you want to have cash reserves to cover any overages and Contingency. 

I know, can't rely on pslf/bootstrap yourself millennial/etc), and having more cash now to invest more aggressively.You are correct that technically rehab costs could likely also count for those purposes, but currently, rehab funds are limited and would need to be available for downpayments/reserves, and I honestly don't have time with my schedule for either sweat equity or coordinating contractors.