My goal is to get the Max rents and limit the maintenance.1.

Interest only is very limited with banks but with agency debt it can be up to 5 years.

Typically these loans are limited to 60-70% of the LTV of the property.

They likely have a very limited budget and can more quickly see a ROI and build a list of potential clients with paid ads.Now if said agent was further down the road and has some money to toss around sure why not build the brand at that point.

For rent accruing on August 1, 2021,or thereafter, and unless an exception or other state law allows for eviction, landlords areprohibited from serving or enforcing, or threatening to serve or enforce, any notice requiringa tenant to vacate any dwelling, including but not limited to an eviction notice, notice to payor vacate, unlawful detainer summons or complaint, notice of termination of rental, or noticeto comply or vacate, if, unless otherwise permitted by this order or under state law, a tenanthas (1) made full payment of rent; or (2) made a partial payment of rent based on theirindividual economic circumstances as negotiated with the landlord; or (3) has a pendingapplication for rental assistance that has not been fully processed; or (4) resides in ajurisdiction in which the rental assistance program is anticipating receipt of additional rentalassistance resources but has not yet started their program or the rental assistance program isnot yet accepting new applications for assistance.o There is a presumption that any rent payment made on or after August 1, 2021, isapplied to current rent before applying toward arrears.o A landlord is not required to accept partial payment of rent but is required to offer atenant a reasonable repayment plan under this order and pursuant to Section 4 ofE2SSB 5160.o A rental assistance program is authorized to share the application status of a tenantwith the tenant’s landlord.https://www.governor.wa.gov/si...

Brrr is probably not the right approach with limited cash.

Usually Boards are limited to considering violent felonies or crimes that could threaten the safety of the membership. 

Limited to 75% or $63750.

Are there restrictions and limitations above 6-beds that have a more difficult barrier to entry?

Mortgage brokers will have the resources of hundreds of mortgage lenders, so they won't be limited to just traditional banks.Traditional banks are, in my opinion, the worst place to get investment loans.