As Andrew said, starting with a house-hack is a great way to get started.

With these changes, the property now generates $1,930 in rental income while continuing to appreciate in value.

However, you could buy a property with seller financing.

It's impressive that you were able to find this deal with very little capital.

Quote from @Jokari Trueheart: HI, almost 11 months ago I purchased 3 duplexes and I borrowed the funds from my personal residence which I took out a equity agreement for the down payment on the investment property, great idea at the time because I have 10 years to pay it off and theres no payment requirement, but , I learned more about the consequence that it takes a large chunk of my equity the longer I take to pay it back, so my goal was to refi cash out the investment property to pay it back but I don't think theres enough equity yet to pull the full $106k needed, I only borrowed $88k but with the equity percentage for one year i'm paying about $18k in equity on top of the amount I borrowed if I pay it off in year one, so I need this paid off ASAP before it increases more.

20% down is doable for a lot of lenders, 15% down is available in some cases but will come with horrific terms. 

I think we all agree madmen with a gun is a bad thing, I'm not as worried about madmen with a rubber hose or sane men with a gun.

Aaron, your strategy of leveraging equity through refinancing to pull out tax-free cash while maintaining cash flow makes a lot of sense, especially with the stability of W-2 income.

The Packwood, WA market encompasses this mantra, with a flood of weekend warriors up to White Pass ski area in the Winter, and absolute Hunt/Hike/Bike/Fish Mecca in the Summer/Fall.

I am working with KW Greater Metropolitan management for the last 6 years.