The first question is of course, can you get a loan with less than 20% down - but I'll assume you can given that you're exploring both options.I recently read Real Estate by the Numbers by J Scott & Dave Meyer (shameless plug it's available through the BP bookstore here) and in chapter 36 they discuss exactly this - that in some cases using more leverage can actually boost your returns and you should run the numbers both ways to see what makes sense for you.

It seems like everyone is charging for coaching and courses now.

IMHO of course.

Without proper guidance, it’s easy to make costly mistakes that can derail your progress early on.Having access to solid resources—whether it’s books, courses, mentors, or investing toolkits—can help you navigate the unknowns.

The PSA is always going to protect you in these situations as of course a dishonest buyer is always going to jump on a deal if there is nothing prohibiting them from doing so.

in my experience, if its a "average sized home" i take that as a 3/2 or 4/3, 4/4 etc that number of 30k is very close. 20k low end, 30k high and of course you can get stupid beyond that.cant comment on the financial return as to much missing info as others have said but if it rings true of 1k per month, potential 3 year return is accurate 

Before you buy, make sure to get the latest rent roll (a breakdown of what tenants are actually paying in rent), the tenant ledger (which shows their payment history—whether they’re paying on time or carrying a balance), and of course, a copy of each lease agreement.Too many investors rely on what the seller says, which often doesn’t match up with what the tenants are doing.

@Max Gracyalny you're watching too many TikTok snippets of supposed "gurus" selling you their S8 courses!

Remember there are 4 main avenues to make money in real estate: appreciation, debt pay down, tax benefits and of course cash flow.

Buyer of course walks and all monies are refunded.