You do that, it's going to be best place to start because I am betting from there you will seek how to simplify things. 

But how much do you really need?

Originally posted by George Paiva: How do you know she does not have the heat on?

The short version: save money while educating yourself on how to invest in real estate wisely, buy an investment property, learn how to manage it well while educating yourself on how to manage it better, save money . . . rinse and repeat.You don't mention where you are (education, income, experience, etc.) or where you want to go, so I can't tell you how to get there.

In my state i have no such requirement on security deposits but i question the feasibility of doing this as well as how will anyone know as long as you have the means to pay the tenant their deposit when they move out. most banks charge for low balance accounts.  

They will save you time and money. 

The BEST method for real estate investing is very simple: increase earnings, reduce expenditures, save, and invest from your own funds.You should focus on increasing earnings and learning how to manage your budget.

Money cannot buy it..."

When I encounter this type of client, I do everything I can to convert them into one of the previous clients.First thing I have them do is run all their income and expenses through a separate account instead of their personal account. 

Any good HML will be happy to share the contact info of borrowers so you can see how easy the process was and how well they treated the investor.Can you share a recent closing document or HUD?