I understand owner-financing but that is not always a likely choice.

Try Jill at 1st Choice.  

Idk if arizona is your best choice

PWR indeed was my first choice as they're closest but emailed over 10 days ago requesting the doc for which their site's link remains broken but no response nor callback =/considering alternates to PWR in the area.. well anywhere socal really but not desert

Therefore, no matter how much many of us here on this real estate investing website would love to advise you on how to capitalize on your situation through real estate investing, you ultimately need to make the choices that make the most sense to you.

.:-)In my opinion, a business card would be a likely choice.

As a first time investor in property, I narrowed my choice to Manhattan for buy and hold.

I also noticed the new agent training and materials are very focused on marketing (and motivation) but not so much on the finding your way or creating a niche in the truly myriad of REI opportunities.  

I was just out your way last month helping a friend over in Silver Spring, MD making some design choices and moving them into their new home.

This said, if the deal can cash flow the debt and buying a property using HML is the only way you can acquire it then it may make sense to buy it and then wait the required seasoning time required by your lender of choice and then refi.Alternatively, if you are short say the additional 10% then you can ask the sellers to careyback 10% if your lender of choice will allow you to use that amount to qualify you at their 80% LTV., and many will allow you to qualify under such circumstances.