I don't like stocks etc.

Key provisions like bonus depreciation, the 20% pass-through deduction, and 1031 exchanges have saved investors thousands of dollars each year.

The guy that turns on and off the lights in the P&G lobby has a couple million in stock.

Here are a few strategies to consider for funding a down payment:Partnering: Like Gregory mentioned, finding a partner who can contribute to the down payment in exchange for equity or a profit share is a solid option.HELOC or Cash-Out Refi: If you have equity in your home or another property, a home equity line of credit (HELOC) or cash-out refinance can provide the funds you need.Private Money: Reach out to friends, family, or private investors who may be interested in lending you the down payment with a promissory note.Seller Second: In some cases, the seller might agree to finance a portion of the down payment as a second mortgage.Live Frugally and Save: It takes time, but reducing expenses and setting aside funds from your income is a tried-and-true method.The right approach depends on your situation and deal structure, but a mix of creativity and resourcefulness can go a long way.

If you happened to be in Jimmy’s part of Florida, and he was home, you could go over to his house, where you’d have a beer with him and personally learn “working a note” , “using recreational lots as down payments” and “real estate exchanging” right at the “masters” feet.  

This allows us to 1031 exchange post-sale into a new deal, compounding cash-on-cash returns and deferring capital gains.Let me know if you’d like to discuss further!

I’m currently active on BiggerPockets to connect with like-minded investors, exchange ideas, explore potential opportunities, and provide opportunities through my network to collaborate with others.

The hilly terrain is a main reason for this and you can't really see that on a map so knowing the areas is key.We have old housing stock as well so big things like plumbing and electrical can vary cost wise if they have or haven't been updated.

You can also look into partnering up with an experienced investor, and sourcing the deals or providing the capital in exchange for the mentorship. 

. --- They will offer to fix them in exchange for lower rent, but ask yourself, if the tenant has been living there for 25 years, why isn't everything fixed already?