MOST have ethical standards.

Finding an RE buyer agent to work at an hourly or fixed rate was hard - although contrary to what a few folks mentioned here, those options are listed on the standardized Colorado contract.

@Derick JenningsRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

What would standard down the payment be? 

-------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

But in reality you might just want to think about using a standard savings account And taking a hit from inflation on the cash because the delta from the higher interest account to the regular account is not really that much on small amounts.

I discovered this property through an acquaintance when it was nearing the end of pre-foreclosure.

It is standard practice and component level depreciation is encouraged by the IRS.Though it is very important to track you time as you go along.

I agree that including parking for four units on a standard lot with no alley can be tricky with the new requirements for setbacks and outdoor area, but it's not impossible. 

I would get into your first home by either house hacking or a standard purchase.