I don't ever see the house greatly appreciating although the area has some potential long-term (but that's pure speculation). 

I can only speak to my case, but I house hacked my first duplex, so by the time we were looking for a second pure investment property, we had rental income on tax returns.I think that some, do the BRRR strategy using non-conventional loans for the purchase and rehab.  

Don't take this a recommendation to do so, purely just informational. 

Me and you both know you have no clue what your saying and your uttering pure opinion and guessing. 

We did the o% down and used our savings to buy a pure investment once we were comfortable with the first house.

Link me to credible data besides some ABA blog claiming expenses increased to borrowers, what I read was pure political rhetoric from the break room in some bank.  . 

. - What would you be able to buy if purely for investment purpose with that equity (as Down Payment funds) and what do the financials look on something like that?  

Of course, that was pure luck.  :-)I have shared all my deals and numbers with many BP members at the meetups.

Count on purely cash flow and not hardly any aprpeciation.

IMO, this has come from gurus, they are more marketing experts than real estate experts.It's psychology, pure and simple:Be A Real Estate Operator with little or no money!