*NEWBIE* Want to purchase more properties minimizing down payments

[Scott S.]

First post...just learning the game. Please spell out acronyms!! THANKS!!

I've purchased two four plexes in the last 9 months, the first was an FHA loan that I put 3.5% down, the second was a short sale that required a conventional loan with 25% down. Both are cash positive. I have a safety net of money (never want to have less then $20,000 in case of emergencies), great credit, and a good job to help qualify for loans.

How can I get money for down payments without draining my bank account? I'm currently interested in a 5 plex (would be a commercial loan, bad idea?) and an owner carry 6 plex that won't budge on 20% down terms.

Thanks for everybody's advice in advance!!