BJ I'm happy to throw around ideas, but don't have any clever ones on how to do less than 20% down on investment purchase.

I can almost hear underwater owners' brain cells working overtime: "Ooh, because I was clever enough to borrow more than my home's worth, I'll just stop paying altogether, let the bank foreclose, redeem it back for the 20% discount price that the bank settles for (which is 50% less than I owe!)

Provided that you bought sufficiently wisely (ie. the cash discount and clever rehab cost you no more than 70% ARV), you can apply for a "Delayed Financing Exception", which loans you 70% of its appraisal (rather than purchase price), up to its FULL purchase price!

. :) Seller thinks they are clever and bla bla bla, and doesn't want to pay your agent the full 3%.

Of course, that will only work if your Lender calculates that you now have 20%+ equity in your first property (even though you probably only put 3.5% down).So, were you clever enough in the first place, to have reached that extra equity yet?

There are almost always ways to invest in appreciating markets if you are clever about it, even getting both appreciation and cash flow. https://www.trulia.com/blog/trends/rich-city-poor-... https://www.biggerpockets.com/renewsblog/2015/03/0...

The only other things I would remember to factor in is the initial cost of furnishing the unit (obviously completely filling a unit with everything from a couch to TV to plates and cups and linens isn't cheap at the get-go.) and then the costs of expendables (toilet paper, paper towels, dishwashing detergent, cleaning supplies, etc.)

Clever, funny, and educational all wrapped up in a great little package.Thanks @Brandon Turner for putting so much great info and stories in one book.  

@Nicholas Commerford,I know "Unitilies" may have been a typo, but it looks like a mash-up of the words "Unit" and "Utilities".Very Clever!

You'll still need skin in the game unless you can find an investor or some other clever way to raise the money.