You sell your first one then you have both capital to do 2 or 3 more and a track record with your financial institution.  .       

Also are private money-lenders regulated by the  government like other lending institutions?

It's not as glamorous as social media and wholesaling gurus make it out to be, as there are a lot of monetary and time costs involved with closing even your first deal. 

The "acceptable" results for this ratio range from equal to or greater than 1.2, but it depends on the financial institution and type of property.I hope this helps!

No institutional lender that I know of is going to do 95% financing on an investment property. 20% to 25% is the norm. 

Since most real estate investors utilize these smaller institutions to purchase investment real estate; it is important that investors maintain their current relationships at these institutions, in addition to building new ones.Secondly, individuals and companies that regularly keep over $250k in their bank account will start diversifying their funds between a number of institutions; while also purchasing short-term treasuries.

Legitimate colleges and universities real estate departments or real estate institutes.

Find a red state where the numbers pencil.Eugene is instituting a 3 phase regulatory framework.

It's also where a lot of the institutional money is going in either apartment value-add or build to rent strategies. 

The smaller banks.....savings and loans institutions etc