I recently got my kitchen upgraded by excellent contractors in Waco, TX.

We actively invest in TX, FL and 12 other midwest & SE markets that have excellent cash flow and appreciation. 

You should be able to save more than enough for 25% down payments with your current income, and focus on buying newer lower maintenance properties in excellent locations. 

Here are pockets I focus on for cash flow:West side - West boulevard, Cudell, Clark-Fulton, Jefferson, Bellaire-Puritas, Old BrooklynEast side - Fairfax, Buckeye-Shaker (the north side), Waterloo Arts District, Garfield Heights, Maple Heights, Newburgh Heights, Lee-Miles (the north side), BedfordHere are the areas that I focus on for appreciation:West side - Lakewood, Edgewater, Old Brooklyn, Ohio City, Tremont (above 490)East side - Buckeye-Shaker (the north side), Waterloo Arts District, Fairfax*I have a graded neighborhood map of these areas as well if you would like to check it out.

There are excellent places to invest in real estate across the Midwest, especially for single-family homes and small multis.

@Kim Meredith Hampton makes excellent points, but she shouldn't have to.YOU should already be thinking these things through, so you invest wisely and don't get taken advantage of.BTW - yes, BP is where you can post questions for answers, but ask BETTER questions!

I would also like to see word art die a quick yet painful death real soon! 

For the most part it was in excellent condition.

Historically an excellent place to start your mortgage search for 5-20+ unit properties is a local credit union.

There are good reasons to do a 1031, but trading out an appreciating property with excellent cash flow without a predicate investment (one you have to have) is not one of them.