Even with $50-100k, you can start small (like single-families or 2-unit properties) and recycle your money to keep growing.

That could be thousands of dollars, and you might not even close, so they just wasted several grand for no reason.

Heck, even that mail/package room can be a cash cow!

While none of these options allow for immediate cash flow on the property (we are on the northern CA coast) the ARMS would allow us to break even.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Was it 50% off, 60%, or even 75%?

Some of our borrowers are focusing on 4 bed 2 bath section 8 to push those numbers even higher.I pay close attention to 4-bedroom homes in Memphis for S-8 clients 

Even in 2008 home prices slightly dipped about 16% or so for a short time.  

yes, but it's much more difficult. you're just not going to cash flow after you refinance - you might even be slightly negative. 

You would probably get a variety of answers even from tax professionals.