Your best bet is likely going to be trying to figure out some sort of seller-financing, or bring on a partner to the deal that can supply the additional cash. 

As mentioned by others, reducing the prepayment penalty (PPP) for flexibility when rates drop is an option, albeit with a higher interest rate.

With $20k your best bet is to house hack a duplex in one of those areas.

It just goes to show that with a bit of flexibility and creativity, even the most challenging situations can turn into wins! 

These tenants are so big that obviously you aren't going to get a personal guarantee out of them, but they're also such a safe bet that it's not seen as a big deal.In the smaller range of 3-5 year leases and small businesses, you don't see a lot of NNN, and you see more personal guarantees for the first term of the lease.

You bet!

I find there is more profit to be made and more flexibility if you use your own funds. 

AI has been around forever, how do you think sports betting lines get their spreads?

If you’re short on down payments, here are a few strategies to consider:Leverage Equity: If you own any properties with equity, consider tapping into that through a cash-out refinance or HELOC to fund your down payments.Seek Joint Ventures: Partner with other investors who can provide the down payment while you manage the property or contribute in other ways.Explore Creative Financing: Look into options like seller financing or lease options, which might require less upfront capital and can be structured to fit your needs.Consider Private/Hard Money Lenders: These lenders can offer flexible terms and quicker approval compared to traditional banks.

I understand wanting to be local but I’d encourage you to be flexible on that so your options aren’t limited.hope I was able to add some value.