@Matt Schreiber from experience I can confirm Upstate Bank Rochester NY. will do a HELOC on an investment property 70% LTV based on their conservative appraisal.

I like to build up a reserve between turnovers to allow me to paint between tenants.Capex the newbie killer.

Reserves.

Always call your escrow company directly to confirm any kind of money / wire instructions.

If you go all in and lose, you MUST have reserves.

Your constraining number to start will be sufficient reserves.

Thank you for your reply you just confirmed what I have already suspected all these new softwares out here offering you the world and delivering nothing I was looking at prop stream also they wanted $97 a month but people are having the same issue .

I am currently shopping for a Mortgage loan and getting only around 3.5% with a 25% down even though credit scores are in 770+ and we have cash reserves as well as low DTI.

Since you said turn-key new construction, if coupled with high demand location, you may end up keeping most of the $ reserved for maintenance and vacancy in the first few years.Your situation is similar to mine, saved up some cash and trying to invest while holding a full time job. 

It's free to have them run numbers for you and send you a pre-approval letter, but they will pull your credit.You need to have funds beyond just the down payment - including reserves for the property.If you haven't yet, I'd read Brandon Turner's "Book on Managing Rental Properties."