I have it furnished and am researching what software to use for leases, rental payments, tenant screening, etc.

With interest rates being so high and hard money being so expensive, I am having a hard time figuring out how I can make this happen.Are there any ideas for how I can finance the down payment and rehab for this property? 

DSCR loans are based off of down payment, credit score and either actual or market rents so it helps to supercharge an investor's real estate goals and net worth.

We had made some money on a previous real estate investment that we were able to use as a down payment on a conventional mortgage.

I prefer states that are landlord friendly - for example in Virginia you can evict for non-payment and usually get a judgement and possession in a few months.

Some people are willing to give up multiple percentage points for peace of mind, monthly payments, simplicity, safety, etc. 

Base info: Purchase price: 730k newly constructed town houseOption 1. 30 year fixed, no PMI, Interest 6.875%, total closing cost 92k with 10% down, monthly payment $5000Option 2. 30 year FHA, Interest 5.5%, total closing cost 89k with 10% down, monthly payment $4700Option 3. 40/15 year balloon, no PMI, interest 6.625%, total closing cost 47k with 5% (max) down, monthly payment $4700Option 4. 30 year fixed, Interest 6.5%, total closing cost 85k with 10% down, monthly payment $5000My strategy is to reside in this property with roommates for 1-2 years and then renting out the entire property once I purchase another one.

@Briana Martin, there are different down payment strategies for future investment properties. 

Giving the money away, albeit for a good cause I'm sure, just for spite not to give Uncle Sam the 15% has always seemed silly to me.The only other primary method would be to somehow keep the TItle in her name until her passing --- sorry to turn the discussion so morbid. 

Wanting to put a down payment on a flip using either fixed rate equity loan or HELOC.