Hey @Joe Scheffold.As of June 2018, most banks will lend 75% for an investor buying an investment property. $25,000 means the most expensive property you can buy is $100,000Without knowing your situation or location, consider house hacking.

For me, the banks are loaning 70% LTV on my properties (currently duplexes) when I refi and personally I want to keep 30% equity in each property to protect for any market correction. 

When that happens and the bank lists the property, those liens get wiped out.You have to bring a cashier’s check to the courthouse for at least 20% of the sales price.

Banks will often turn you down if you're over 35%.To calculate, take your total monthly/annual debt payments (including a potential mortgage) and divide by you total monthly/annual income (pre tax). 

How much cash do they have in the bank after the purchase?

Tenant is required to have a bank account or credit card to pay online.

I also want the property to qualify for refinancing without having to use my personal income or tax returns to do so, as I am a 1099 employee and have only been at this job for a year so I really wont qualify.I talked to a bunch of local banks and they all basically told me that I need to come in person to meet with them. 

My experience thusfar: Big banks can't do anything with small commercial loans.

I would hate to do this and then the banks are saying no on the loan when everything else is lined up perfect, like over 800 credit score and low debt to income ratio. 

Most people have the app nowadays and it's extremely convenient to transfer the funds into your bank account.