My initial plan has been to put 5% down, and once the dust has settled on the purchase, and my costs are stabilized/more foreseeable, invest a good chunk of the remainder of my nest egg into index funds. 

So like anyone interested in asset protection, you are sensitive to risk around that nest egg.

@Nathan Owen good morning Nathan, obviously there are ways to get into bigger project even if you don't have the money such as creative financing or partners but the way I did it, I just built a nest of safe, easy investments with single family (I have about 13) and now I I going to scale up to bigger and better with a solid financial backing of my properties.

I think your financial play here is to hope 3 roommates can cover the PITI and you can bank what you would have paid in rent to build up a nest egg for your next deal when you graduate. 

Also what has worked well are solar lights that are bright and hang, and in FL there are fake bees nests you can get from amazon that we sometimes put up that keep people away.

If you have no money then I’d say you need to start wholesaling properties to learn real estate and to build a nest egg you can start investing from.

Also, buy nest or some other thermostat that auto turns off AC when tenants aren't there.

Other then that, she called me because the town didn't take her recyclables, the plow guy didn't plow her steps fast enough in a blizzard, small bees nest, sink smells, the landscaper is a issue, the town put too much snow at the end of her driveway, didn't shovel mailboxes, problems with people down stairs and how they park.The latest thing that put me over the edge is the screen broke in the storm door.

Once you have that goal,  dream about it, think how you will feel once you have it achieved  Write it down on a piece of paper, and imagine it every morning and every evening.Take some time to see what you got going for you - the $30k nest egg is a good one.

@Frankie Paterno Great job saving up that nest egg.