I wanted to get back in the game again but don’t have much in reserves that most if not all HML require.

I have my personal emergency fund stored away in a HYSA, and am working to build up a15k property reserve as well, but am conflicted on where to keep that 15k. 

I would just make sure you're saving for reserves and expect that first year to be really about learning the house.

You'd need a detailed rehab estimate to confirm if the numbers work for a $360K property with an all-in cost of $420K.

At last check, the California Fair Plan has nearly $500B in insured property and $700M in reserves.

So, maybe do 30-50% down, for better cashflow and make sure you have reserves for mortgage payments in case there's a rental market dip in the future.DM us if you have any more questions:)

That being said if you are willing to start with a smaller property or have more cash reserves than we did as we were preparing for our wedding you can make the deals happen you just have to be creative with it. 

It doesn't list Stessa PRO so I just want to confirm. 

Banks are allowed to lend more $ then they have in reserve.

I just wanted to get some confirmation from BP crowd.