There are several ways to fund your first investment deal, even without substantial savings.

@John Lasher If you are still looking to spend $20k-$30K for a coach, I would be happy to take you up on that offer :) For full disclosure,  I will share with you precisely what you can learn online/ perhaps even entirely through these BiggerPockets Forums but that doesn't address the reason why most are still unable to purchase larger assets: creditworthiness and capital relationships.

Post Dodd Frank sellers have continued the same bad practice of selling houses to occupants with financing at selling prices that are way high, can't be justified via any type of 3rd party valuation (appraisal, zestimate, tax value, even recent sales in the same area).   

I moved many times during my Navy career to markets all over the US and even Toronto.

A smaller down payment could result in breaking even or even a negative cash flow.

Wondering if I should even do it myself or hire a lawyer to set this up for me to the tune of $3000 includes titles etc OTD. 

MD is bad compared to Ohio where piercing the corporate veil is a myth - applicable only where the owner (even 100%) has committed a crime or fraud.

Even more exciting, the total new-home sales for 2024 came in at an estimated 683,000.

So, perhaps hiring a couple day laborers to help them move or even paying the 1st months rent on a storage unit would be better.

Even if you rent the house for $2,000 a month, you will still lose because of maintenance, vacancies, and the expensive mistakes common with newer investors.You can borrow up to 70% of the equity.