There are a couple of companies out there that will let you do a cash out refinance with no income!

Make that rent payment out to you and pick up a roommate.

They should do a cash out refinance or a HELOC when rates go down to tap the equity. 

If you want to buy your first property ASAP, house hacking (duplex, triplex, or renting extra rooms) is one of the best ways to start with a low down payment while learning property management.

Because cashing out properties now takes 12 months on title, brrrring has gotten a lot slower for me.

A couple of our cash flowing properties do not yet count towards income because they are not fully seasoned.

I received my payment today.

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. 

I'd also suggest self-managing your first property to maximize cash flow and learn by doing for any future investments.

You'll have to look at the income and expenses to predict whether your cash flow will improve.