@Xavier GarciaAs @Alexander Felice noted, the only one who "wins" in this situation, if we can call breaking the law for a net gain and gambling that one won't get caught "winning", is your employer.You're going to have to explain to lenders how it is you happen to be working but have no taxable income and are not filing income tax returns. 

Post on Facebook groups that you have a deal that doesn't really exist so you can mine for email addresses (that your email will go to spam anyways). 

Also you are probably going to gamble either way on appreciation because it is difficult to predict.

It's a gamble.

That's gambling.  

I feel like that is much more of a gamble, than a traditional just run down (or less than ideal) property.

For Sale by Owner (FSBO) listings on Zillow/Facebook/ClassifiedsThese are still a great source of deals but they require a lot of digging through realtor spam, especially on sites like craigslist.Your Offer: Selling to me is cheaper, faster and easier than hiring an agent.

I'm impressed that you're not willing to gamble on getting into  a bad situation due to low reserves.

Originally posted by @Sean McManus:@Andrew Postell Investment property 2-4 unit investment, 25% down is the standard (SFR is different)I get spam from lenders offering 20% down 2-4 unit, but you call them up for a scenario and they come back with points/fees/rate combo that kills cashflow and no one will want.

I hear most in the podcast that I should not gamble with the appreciation.