Financing Down Payment for Rental?

[Kourtney Post]

I'm new to investing and looking into getting some rental properties. I've talked with my mortgage broker and they're willing to finance a rental property but I will need 20-25% down. My husband and I currently have only about $12,000 in cash on hand (but no debts, aside from our current mortgage). From what we can see our only options to getting into a rental is 1. Save until we have enough cash - could take several years 2. Finance a down payment. 3. Partner with someone who can front the rest of the down payment. Or 4. Sell or rent our current home and move into a multi family - renting the other unit(s). (We have 3 small kids so this wouldn't be ideal... But still possible). I guess what I'm wondering is, is it ever a good idea to borrow money for a down payment? That makes me nervous. We could borrow against our 401Ks, or a HELOC but I don't know enough about either to know if they would be good options. Anyone have advice on this? I'd rather not wait years to get started but I want to go about it the right way.