Here are some micro apts. in NYC   note the murphy type bed that folds down over a sofa.  60,000 people applied to live here...            

The people who attend, although they pay a lot of money, all get it back three fold IMO. 

Know when to fold....

I like @James Wise's thinking, but I disagree and raise him one :)The issue I take with the plan of using the money as a down-payment with FHA supplying the leverage is two-fold.

Worse times are ahead.As a investor you must gauge the market and know when to fold. 

I'm biased towards turnkeys too, but I agree with @Jeff Schechter in that doing all the more advanced stuff from afar can increase your risk ten-fold. 

Then its all folded into a complete Discounted Cash Flow Analysis to tie it all together.Module 6 (the final module) is all about leverage, and how Commercial Real Estate Loans work.

If you put the work in and dedicate yourself, it can pay off 10 fold and more - get a coach that can get you there faster (they'll probably cost more).Hope this helps!

My Real Estate goals are 3 fold, short term buy, fix and sell transaction along with longer term spec building opportunities to build a portfolio of small to medium sized, cash flowing multifamily units. 

(For a new person it is the only teacher/guru I would ever recommend and the only value out there as far as I am concerned) What I didn't know was worth 100,000s of thousands of dollars over the next 20 years in this business and will pay for itself 20 fold on the first flip alone.