[MysticLlama]

I work in the hard money business, but don't think we can do PA.

The biggest factors:
Non-owner occupied.
Reserves in the bank for 3-6 months of payments.
Loan to Value of 80% or less, with 50%, you're fine.
Good credit helps.

Income doesn't really matter, it's all about the value of the place and loan to value, and appraisals can take forever right now, fyi. If the lender does an internal value it can be faster, but less leverage, at 50% down you're probably fine.

That said, if you have enough equity, your better/cheaper route is probably HELOC on your primary from a credit union if that can be made to work, just will be a little fussier on the paperwork side.