If you plan on buying investment properties in the future or after this scenario DSCR would be a good fit as well again No tax returns or personal income required.Lastly Non/QM also offers a program called "Bank Statements" for self employed buyers and it will allow the use of "Cannabis" income. 

What strategies are you guys implementing to optimize this cost? 

A successful tip from billionaire business moguls and likes of Alex Hormozi.

The deal has enough skin on it that we will still make a nice profit (its a multi unit with other units so this isn't our whole budget) so thankfully just comes out be a learning experience.

I'm new to BiggerPockets and have found this site from "The Book On Rental Property Investing" by Brandon Turner.

Terms for the seller 2nd have generally been 5%, interest only, 5 years.I'm only considering properties under this scenario that cashflow well immediately, in addition to having a strong value-add element.

They were a from this to that asset. 

I figure for the first year, this property would gross at least $50k-60k annually.

If anyone currently doing this in my area is willing to share their experience or help point me in the right direction of a stellar real estate agent to help me find my first deal it would be much appreciated!!

if your immediate market is too expensive, go a couple hours away.hope this helps