Questions about ROI

[Sam Garner]

Hey guys, 

I'm still starting out and learning quite a bit about a lot of this stuff, so bear with me. I'd like a little clarity on the mortgage payment you make as an investor. Say I put an out of pocket 20,000$ down payment on a house, and it's bringing in X amount of $ a year. Am I essentially making 0$ until I pay myself back the initial down payment? 

And of course, the other side of that question is if I took out a loan to make the downpayment of 20,000$, I don't start paying myself back until the lender has been paid back? 

Thanks!