I'll also want to have more reserves available the more properties I have.Am I oversimplifying or missing something? 

I do have reserves to cover contingencies.Let's just say, I'm satisfied with those numbers.Had I had to use a bank, I would have had to put down 20% for $33,000, plus closing and my payment on the remaining would be $1400 PITI including HOA. 

Since this program doesn't require reserves, your cash can go further.Let's connect. 

Are you accounting for everything—taxes, property management, maintenance, insurance, reserves—and still hitting your target returns?

Start small, build a reserve fund, and work with local experts to ensure your first investment is a solid one.Good luck!

But my realtor said they are going to do special assessment on this property and HOA runs badly. ( We requested HOA reserve document but no answers. ) We wanted to wait to see how special assessment going and close. 

For reserves, some lenders want 6+ months. 

Our offices are in the southern parts of the US so naturally we're more comfortable with buying in our backyard.

They pay for themselves and put money in my pocket to build up a reserve for the next purchase.

Also, what's the nature of your business?