this is very tough loan to get and normally happens with friends and family or if you have free and clear property to use as cross collateral.. if you dont have that.then be very careful of fake lenders who will tell you what you want to hear and get you to send money in advance of funding.. internet is full of these types. 

The VA loan is an excellent choice.

What you may want to look into taking a loan on your 401k.

Just playing devil's advocate - if you do manage to get 80% of 185k, would the property still cash flow with current rates on DSCR loans?

However, rents keep increasing and, assuming you get fixed rate loan, your p&i is fixed.  

I'm curious if this uptick is due to many investors being involved in hard money loans and now facing the need to refinance, unexpectedly encountering significantly higher interest rates compared to a few years back.

On the rental side, say you take a loan on 150k (75% LTV) at 7.5% rate.

The 15% DP is financed through our private money lender. 1 year loan ($150k) at 5%.

We found a property that we like a lot and was getting ready to pull the trigger on it but wanted to know what would be the best strategy for us without going the conventional loan way or FHA way due to having to; 1-having to put down 20% for conventional and 2-having to live in the property for a minimum of 1 year with the FHA.

This, I feel, is the least you could do in a subto deal if the loan remains in the seller's name.