But, I plan on looking into that as well.Thanks again!

@Dan Mackin - Looks like the current tenant is unable to move out and is asking for more time which seller got informed today and wants to push closing date@Guy Gimenez- On looking at the contract closely, it only says if there is a default and any of parties fail to complete the settlement, the defaulting party will assume all the legal costs.

@Branden Kline, congratulations and good luck on looking for your first investment property.

Don’t let one lender tell you know keep on looking around until you find one you might be able to have a parent cosign for you.

I plan on looking into conventional 5 or 10% down.- I am looking for something that will need 5k or less of planned rennovations to hopefully keep the purchase price on the low side.

I'm not worried about those two aspects though).How I plan to accomplish: In order to achieve this I'm looking out of state in markets like Cleveland, OH (open to suggestions for midwest and southeast) where I can find cheap properties that won't necessarily appreciate much, but will bring the cash flow I'm looking for.Long Term: Once I get 10 units of this type paid down and am financially free, I figured I would then focus on looking more earnestly at properties that are in more expensive/higher appreciating markets that perhaps just bring more modest cash flow. 

And, I'll take your advice on looking into lease options.

Homes with great curb appeal , and a certain specialty about them.Well on looking for tips on how to expand my buyers list.  

Successful RE investing is based on looking at a lot of deals compared to the ones you actually purchase.

Plus, I plan on looking for some seller financing deals and I would gain more trust and look more credible if I was licensed for originating loans.I have my RE license and a lot of RE brokerages are open to holding it even if you aren't going to be very active.