There is no requirement to use them as mentors for doing the rehab projects as described in the horror story above, but they do their own underwriting so they will be investing themselves to assure the deal makes sense and is successful to assure they get their payments and interest. 

They are able to See a COC return within weeks of the down payment, when the unit rents. 

I have a large lump sum saved in an investment account for down-payment and any additional costs.

I’ve done some research and have found that some banks will allow the seller finance portion from the seller to go towards the down payment of the loan, is that true?

Some of the discounts are good, but just be aware that you will be paying a payment processing fee on top of the discounts. 

I have a W-2 Job, capital saved up for a down payment (or two), and a buy box based on my affordability.

Rent to Retirment (RTR) has very recently announced the RTR academy that investors can join for a one time payment to learn everything about investing.

You can build your own team i.e. title co, insurance, pm, contractors, handyman,process server, lender etc.... or you can find an operator who can get you going in that market while simultaneously building out your team.Section 8 housing is a great way to ensure consistency with rent payments however not all tenant who have HCV pay 0%.

Unlike the Bay Area, at least from my experience in Sacramento, i don't think the difference in down-payment from a duplex and tri-plex is that significant.

Like the previous poster mentioned, you would be buying into a payment.