Ok, now that you have taken your initial step, below are some quick links to get engaged.You mentioned three niches of interest and as such I added the guides for your review.http://www.biggerpockets.com/renewsblog/2013/02/22/buying-rental-property/ (how to buy a rental property)http://www.biggerpockets.com/renewsblog/2014/01/07/flipping-houses/ (step by step guide to flips)https://www.biggerpockets.com/renewsblog/2015/01/31/ultimate-beginners-guide-real-estate-wholesaling-2/ (Ultimate beginners guide to wholesaling) http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/inviteshttps://www.udemy.com/biggerpockets-real-estate-investing-course/ (video with 64 lectures and approx 6hrs of material)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI can be very daunting, but, before you go searching for that 1st buy, please take a few minutes to bone up on the tips in link below.https://www.biggerpockets.com/renewsblog/2014/12/19/real-estate-investing-success-smart-tips/REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REI)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

Below are some quick links to get engaged on this site. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.biggerpockets.com/invitesREI books suggested by BPershttp://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

All of the GSE's are dumping the toxic assets, it is only a matter of time until they filter down to a loan level purchase.

Brandon's book (linked below) goes into this and many other strategies and really helped me figure out the best option for me.Good luck though! 

My tenants change filters, batteries, are responsible for the first $100 of repairs. 

More cash sales in a zip code means more cash buyers. but not I also further filter for properties are specifically are NOT in the bottom third zip codes in terms of price/quality.

After going through my list and filtering all the owners with 100% equity, I found out most of these properties were foreclosures bought a few years back or properties that are on the market already rehabbed.

For me, it's worth starting the discussion as you could probably rent it for $800-1000/month plus you get to use the garage below it.

Below are some links to get you started.

There are products out there, below a million dollar loan amount, where you can refinance your primary (as long as there are units) or your investor loan without dcr requirements to 70% ltv.