@Jonathan SniderFannie and Freddie do have LLPA's and the lower the down payment, the higher the cost.

That current house payment may no longer be affordable.

(Even went beyond the second page of Google.)I have an investor who wants to partner on a deal by providing a loan for the down payment.

FHA LoansIf your down payment savings and your credit score aren’t where you want them to be, an FHA loan could be your pathway to buying a home.

Here's the challenge: If the numbers work with a low down payment, why wouldn't an investor putting 20%-30% just buy it and could likely offer more?

I would need to put $45,000 down upfront, with a monthly payment of about $650.

In addition, a strong property management company will tackle all aspects of marketing, application, ensuring resident satisfaction, fair housing, handling late payment/evictions, renewals, etc. 

I need some advise from you all before i move forward.How do you make the mortgage payment?

Create the payment that’s very low in comparison to what your keeper would bring in rent.  

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