@Chris Seveney, I’ve seen the same: anything below 1.0 rarely gets over the finish line unless there’s serious skin in the game or a story that makes the lender comfortable.

Starting with something you can comfortably manage financially and operationally, maybe a smaller property or a house hack, can build confidence and capital for bigger deals later.

You've just got to trust that you did your homework, you're comfortable with the city and it's projected growth and stability, and then go for it. 

I fully expect to leave some money in deals which I’m comfortable leaving $20K–$30K in a house if the long-term numbers make sense (which my current 2 do).

I have informed him of this and he said he just "doesn't feel comfortable" now.

Design and photography are like the front end to attract guests — and they often get overlooked and minimized (oh you can design it yourself, who cares).You cannot design your property the way you like and want — you need to design with guest in mind and go from there: WHY ARE THEY THERE, WHERE ARE THEY GOING, WHO ARE THEY AND WHAT WOULD MAKE THEM FEEL COMFORTABLE, HAPPY, RELAXED IN YOUR SPACE —— while having fun!

I think whether you should use an investor-focused realtor really comes down to your experience level and how comfortable you are navigating deals on your own.

., separate LLC holding the property, side letters, timelines) so a court is more comfortable signing off?

You don’t need to buy the first deal you see, just get comfortable in the process. 

If your goal is to save up for your first property or long-term rental, the best approach really depends on two things — your time horizon and your comfort with risk.Here’s how a few options compare:High-Yield Savings Account:Great for liquidity and short-term goals (within 12–18 months).