@Chris McClain, Hello, the first thing I think about is if there is any way to Buy a small Condo and have it produce positive, monthly cash flow.

The faster it is in an income producing asset the faster you attain your goal. 

I am clear on all the restrictions and I am willing to take those funds on my current account to produce more money and a higher rate of return doing what I understand and know how to do. 

Thanks all. i am not a "handy man" but a useful person and like networking with anyone to produce a win win solution. currently I am helping a security system installation company expand there business from new down to GA and FL. i am currently looking for a 3 or 4 bed 2.5 bath w basement property with in my area. 

The lender needs to see the NOI and to calculate a DSCR for this property at this price with your downpayment.Consider producing a Proof of Funds document to verify the EMD and your downpayment.

Be organized and track everything you to to produce income and expense.  

You access a Commercial Lender in your area; local, not one of the National Banks.You present the PnL for the property you wish to buy and apply for a Commercial Loan.Typically, SFRs will not produce sufficient cash flow to qualify - - the bank uses a DSCR number to determine if the property will be self-sustaining.Investing in multiple units 5+ or even 2-4units will get you into the commercial arena and an asset that not only cashflows better, but is easier to manage imo.

@Peter Schuyler good job my first deal wasn't  supper either but lead to connections that produced good deals before prices went up and inventory's dropped off.

Without changing the price, higher borrowing costs would produce a lower leveraged IRR so a lower acquisition price is needed to achieve the same leveraged IRR that you had with the lower rates.

They produce a report automatically about any property I'm looking at including comps and rentals.