IE: we are sick of rentals we are selling them but we need monthly income so we are going to invest in Deeds of Trust with you !! 

The only reason to do a cashout refi is to replace expensive debt with cheaper debt or use the money to purchase more investments that make more money than the cashout refis debt service payments.

Trust me you do not want to be switching between PMS after you start onboarding, so do your due diligence beforehand and choose the one that best suits your needs.

A duplex or triplex could be a solid first step.Get Legal AdviceTalk to a trusted attorney before agreeing to anything like a trust.

Should I wait until I can put 20% down on a property to decrease the monthly mortgage payment?

This means 20-25% for a down payment, and it has to be your money that you're using (verifiably in an account that belongs to you).Though there are programs that lend up to 90/100 to first-time investors, those programs usually don't work in Maine due to the rural nature.

This property has strong potential, so think of your payments as an investment in your future portfolio. 

For me, I had no goals but found that two of the deals that I did, the seller looked me up on FB and said that they felt good about me pretty much because they got to know me through videos / posts that I made and I suppose that it built trust with them. 

But trust me, when you find that architect that understand your processes, your life and projects will become exponentially easier, the projects will turn out better, and you will make more money in the end. 

thank you so much, i can't let her out just like that, i wish i can as she has drive me crazy like 20 times a year with her heating issues and others issues. i have to keep renewing her lease unless she is paying late cotinuesly or no payment or i move in by myself or i sale the property.