The numbers and landlord laws out here make a lot more sense in my opinion and I've been able to have a good combination of cashflow and appreciation. 

the longer answer is... if you are employing a combination of creative strategies then it's possible to reduce the amount of cash you need to put down / to close. 

You may have to start out low, you may have to move, you may have to beg, borrow or steal money, but there is a way in for you and the dream is still alive...this is still the U S of A.Hint - Forget the 'saving the world' crap and focus on getting a successful business going.....that's the way to help yourself, your family and eventually others in your community.

Our combined DTI is around 30% right now.

A combination of both?

I could use both my parents as guarantors and the total of us combined would be enough.

These numbers should be determined using a combination of the historical financial data available, feedback from your property management company, your business plan, and the property characteristics.Generally, you can expect per unit numbers like this:Repairs & Maintenance: $200 – $500 per unitAdministrative: $150 – $350 per unitUnit Turnover: $200 – $300 per unitContract Services: $200 – $500 per unitUtilities: $800 – $1,200 per unitAdvertising $100 – $300 per unitPayroll $1,000 – $1,600 per unit (very market specific)Insurance: (very market specific)RE Taxes: (very county specific)Again, these are very general per unit numbers but they should help provide you with guidance. 

Difference this time around was the mezzanine piece of equity 20 years ago was debt financing and today it is investor equity. correct, the sudden U sharp decision by the Fed to increase rate the fastest since 1830 combined with three percent cap rate is recipe of wipeout.

Would be so much easier to combine deals together. 

Asset class conversion combined with capital raising and syndication, vertical integration, and in-house construction is the way.