Concerns with funding

[Benjamin Z. Pickens]

I will have about $13,000-$15,000 for a down payment on a property of my choosing. I'm concerned. If I use the full amount for down payment on a decent property that needs minimal work I am left not having funds for closing. On the other hand if I make a cash purchase Which will need work I have no money for a down payment on a rehab loan. Just looking for advise on which route would be best. The purchas would be for a rental property. This is my first REI experience. Thanks