Hey Bryan, you could buy you next property in the next month if you want to, but I am assuming you are asking about the 2 year period due to banks wanting to see 2 years of filed Schedule E's to use the rental property income in the calculation for what loan they will give you. 

There’s a reason people can’t finance through a bank.

If you go to a bank or lender directly, you will most likely be dealing with an unlicensed salesperson who's sole job is to sell you on what's going to make the bank or lender the most money.

Does this only matter if you are going through a bank? 

Owner financing is a good idea if the terms and interest rate is not much higher then what you can get from a bank.

Bank your money and when opportunity comes, be ready to pounce.

The inventory is there and perhaps there will be an increase in inventory after the next market downturn (after the lag of borrower defaults to bank sell offs).

May I also recommend that you suggest the services of an appraiser for your buyers before they make an offer on a home instead of suggesting they wait for the bank appraisal to screw them over!

I recommend talking to a few commercial lenders in your area that you'd like to work with (prioritize the smaller banks, you'll get better service) and ask them in advance what their criteria is for debt service coverage ratio and the percentages they use in their underwriting for vacancy, reserves, management, etc and how much flexibility there is in those numbers.

I want to get started in Real Estate Investing, I have a paid off home in Arizona. looking to refinance and do the whole BRRRR Strategy BUT the problem is that i am a foreign national and refinancing my home is nearly impossible I've called close to 20 banks and private lenders and most of them dont even deal with foreign nationals and the ones that do make it nearly impossible to invest with the high points closing costs and rates. what i was thinking of doing is adding a U.S. citizen to the tiltle of my home and having a Co- Ownership Agreement in place in order to refinance thru them and gt the best rates most money and lowest closing costs