Also from the investor's standpoint I think it leaves a lot of opportunity on the table.

I say that the longer I wait, the more money I’m leaving on the table.

Like previously mentioned a joint-venture would be a good idea, you have some money saved up that you could bring to the table and would help you get into a property sooner (although not 100% owner).

I'm trying to be realistic in the properties for which I look, where I would not have enough to bring to the table to partner up on a fourplex in NY, but central NJ for low six figures would be much more palatable. 

They have a table on their website.

Is anyone going to the meet up on 11/27? This will be the first REI I’ll be attending. Pretty excited to see what is talked about there & looking forward to meeting new people.

Take $10K and lay it out on your kitchen table (or in your mind if you don't want to have that much fun). 

And all my mattresses get protective covers put on them, as well.Re: furniture, I've gotten some great dressers, coffee tables, etc. at consignment and antique stores, but anything involving fabric/upholstery I'm buying new.  

When I do first question I will ask is what can this partner offer, bring to the table that I don’t have?

The unique layout allows one to view Row By Row.Sort of a  A 30,000 ft View of whats on the table for this neighborhood .It is a minimal look to simply demonstrate numbers  - Cash , Repairs, ARV and Rent returns if property is held.