@Cory Prior There are ways of doing low-money down strategies.  

My total cost is 40k, can resell at around $130.

We're looking to gather info about likely cost, pitfalls, time required, considerations when obtaining financing, etc. 

To be more specific about what i'm looking to do: My 1-2 year goal is to employ the BRRRR strategy with SFHs and Condos by buying distressed / highly undervalued properties that need work (preferably all-cash) in low crime areas with strong rental demand, renovate them within budget (again preferably all-cash) and get them rent ready before refinancing them at the highest ARV possible.

@Fabio CattolicoFrom my experience, balancing career growth, cost of living, and real estate goals is a smart move.

It would cost me only $2300 per month which includes rent utilities furnishing and property management. she showed me one example only of a customer who profited greatly.

The current status of the market is low end rentals land lords that let the houses look like crap. 

Hi Even,I don't know about DPA and Grants but I do have a great program with only 3 precent down and low interest rate.

I cook my own food, can I bill myself for that and write off all my food costs? 

At this point since it's after the fact while not totally correct; you may explore adding the missed asset/basis amount as a selling cost to just reduce your gain.