Looking to add more rentals but low on cash... Help

[Steve Shupe]

So I am looking to add more properties to my portfolio, I typically buy turn-key single family units. But, I am low on cash. I typically use a conventional loan that requires a minimum of 20% down. What are some of the things I am doing wrong and should I look at something that has an ARV of greater than my 20% to refi after the rehabbing?

Or what other options do you typically use? In my market a typical unit can cash flow about $400 per month. 

[Steve Shupe]

@Paul Botsyan 

I buy them typically in my market in Delaware, I am also a real estate agent so I am constantly scouring the area.