Cash flow isn't amazing in San Antonio...best on-market properties are hovering around breakeven, as you can see from the "Cash on Cash" tags.

Hey @Andy Yu - echoing what @Eric Hajdu brought up, your best solution for a quick fix is likely going to be to offer a buyout money or cash for keys. 

Cash at hand: $1M2.

With this approach, you are essentially taking on a distressed homeowner as a business partner. 

Normally builder will pay cash for the lot like i do that their skin in the game..

Essentially, I find myself in analysis paralysis when looking at properties.

They accept financing so all cash is not necessary and we are asking them to paying for closing costs. 

I’m finally ready to take the plunge into real estate investing, but with two kids, I’m nervous to use any of my own cash for the first project.

You can try PenFed -- they had halted lending on investments until 2024 so they may be lending on investments now. https://www.penfed.org/You can also do a cash out refinance.

I am currently looking at buying a new construction home as a long term rental property. sales price $214000. first my lender told me I can do 0 down. and I am really excited about this deal. but later he told me that am not qualified for 0 down because of my income. the other option is that I can do fha with 3.5% down, 6.125% interest rate. cash to close is $14000. my monthly payment is around $1575-$1590.it can at least rent for $1700 as a long term rental property.