When ready, start with a small property, near home, with enough capital in reserve to handle adversity.  

So you’re either catching up for a shortage last year, or doubling your reserves for next year.

I can do that for you if you are properly prepared with reserves and credit.

I think the uneasiness comes from not having enough reserves/ funds for downpayment and closing.

If the floating rate debt starts costing too much and there is no capital to replace a rate cap, reserves run out.  

Once we changed to charging a fee, proof of ability to close, good income, a sizable reserve and reasonable credit, the students not only started taking the training seriously but actually began buying properties for their retirement.

Banks are allowed to lend more $ then they have in reserve.

I do have reserves to cover contingencies.Let's just say, I'm satisfied with those numbers.Had I had to use a bank, I would have had to put down 20% for $33,000, plus closing and my payment on the remaining would be $1400 PITI including HOA. 

The Manager reserves the right to terminate this contract with thirty (30)days written notice.2.

Probably not enough the IRA to own real estate given reserves needed and such.