I own several duplexes there and they’ve been solid investments with no issues finding renters.

Based on how I am reading your summary it sounds like there is solid equity in the 2-family in order for a bank to cross-collaterize assets. 

say you find a solid property in a low cost market for $200K and you buy it.between down payment, closing costs, rent ready / spruce up costs, and lease-up costs, you're probably going to need at least 50-65K in cash. 

If you're looking for steady rental income, Cleveland could be a solid choice.

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 go that route, having a solid team (property manager, agent, contractor) is very important.

Hey Themis, it sounds like you already have a solid foundation in real estate from working in the commercial industry, so it should be a pretty smooth transition into doing your own investments.I would put a lot of focus on building out your team of contractors.

This move is such a great example of what determination, solid planning, and truly listening to investors’ needs can achieve.

I’d be happy to connect and share ideas on building a solid plan, like assembling your CORE 4 (agent, lender, property manager, contractor) to help streamline your journey.

The rapid turnaround exemplifies our ability to execute efficient deals while delivering solid returns for our partners.