> "Hey Joe, know of an investor that'll do jumbo 80/10/10 with a 5/1 ARM first mortgage, primary residence, SFR, 780 FICO and 18 months PITI reserves?"

You can also build in future capital reserves by including a line item called "Reserves" on the P&L.  

If you can pay 25% down, have some cash reserves, good credit and your debt to income ratio is reasonable, you shouldn't have much trouble getting 10 conventional mortgages at market rates.

Can you refi them to either reduce your payments or pull cash out to build your reserves and buy more rentals?

If you finance a property, the lender will want to see this type of reserve anyway.

I would have reservations about the effectiveness of resilient channel affixed over lath-n-plaster. 

Many folks communicate their point of view.When you run a rental business you set aside reserves for appliances, carpet, roofs and HVAC replacements.

I'd have enough cash reserves to weather a 3-6 really bad months.The other option would be investing the cash from the sale into vanguard which has averaged 7% with no involvement at all.

If it is in fact private then I'd try to bring up for the next HOA meeting to raise the dues for the reserve pool to fix the roads or other repairs.

Our payment would be $2,191 at 4.5% if we could get $1000 for the rent of the ADU it would drop our personal monthly payment amount by $200 all of which would be reserved for upkeep on the property and vacancy.