They want you to have skin in the game.Sell it before something goes wrong and you loose it.

Account ClosedLike anything reality-related, the term "reality" is used loosely.

It may just mean you might loose the tenants if they cannot afford it.

I've tried 3 different VAs to call out bound with little success.

and they are bound to be bummed out and fail at some point.. or maybe just say hey this did not work I don't like it and chuck it.. 

I know they've loosed the sources of down payments over the last several years but using debt as a down payment used to be a no-no.  

You are right, rents are also bound to disposable income.

If a house goes from $100K to $110K, I see the cash buyer making $10K, but over all the loan buyer would still loose money in the long run.

So, I see two options for you:Find yourself an adult relative or acquaintance who knows you well to assist you on your great investment adventure, or;Spend the next two years here on BP and elsewhere absorbing everything you can about real estate investment, and then hit the ground running the second you turn 18.Either way, you're bound to learn a ton and experience outrageous personal growth!

I am also just starting out on the commercial side so talking things through with an experienced agent should help close up some loose ends for me.