When I see posts like "I just xxx, now what do I do" make me shutter to the core.If we were playing a card game, we would first read the book of Hoyle and if it were complicated, like Texas Holdem, we would study strategies and techniques of successful players.But there is no authoritative book of REI and there's many gateways into this form of investing. 

Landing pages and Gateway pages are typically pure graphics, makes a statement about the site and/or products and single clicks to a home page. 

(I might have other points to raise, another time),,, Brent, I think we need to drill down this subject matter a little further:The operator is the source, they are not the middlemen in a Real Turnkey scenario, they are your gateway to wealth building with no premiums, for example:They have acquired the property in advance (using their money)They have done construction in advance (using their money)They have placed a tenant in advance (using their moneySure, they will sell the home direct to the investor, not through a middleman such as: "Real Estate Gurus" (example: Real Wealth Network, Epic Realty, HomeUnion) these are middle men that tack on $5-10K for the home.

I like small multifamily as a gateway to growing into mid-size multifamily.

There are some lenders out there that have programs specific to investors but they are going to want to know the answers to some or all of these questions.I have had success with @Andrew Postell with Gateway Mortgage.

Unused contingency funds, unless they were received directly from the borrower, must be used to reduce the outstanding balance of the renovation mortgage after all of the renovation work has been completed and the certification of completion has been obtained.The loan is not re-amortized.Draw Schedule: The HomeStyle program has a maximum 4 draw process.The initial draw can be up to 50% of the total project and can be for materials for the project.The final draw will be at least 10% of the total project as retainage and funds will be released upon receipt and approval of final inspection, Certificate of Completion from Appraiser, signed All Bills Paid Affidavits and Lien Waivers.Additional Draw Information: Signed Draw Request by borrower and contractorSigned All Bills Paid Affidavitreview and approve the draw request and will release funds for disbursementA check will be issued in the name of the borrower and contractor and delivered to borrower via USPSAn inspection of work to date will be performed at 50% completeFinal Draw Information: Signed Draw RequestFinal inspection/Completion Certificate will be required for release of final fundsA Title Update showing property free from lien or encumbranceGeneral Contractor’s Lien Waiver AffidavitAffidavit of Completion GMG will review and approve the draw request and will release a check in the name of the borrower and contractor.Change Orders and Cost Overruns: Changes to the initial plan are not permitted unless prior approval by Gateway Mortgage.

@Ben Simon that is a great question and the answer may be counter intuitive.We find that when there is a major disruption like in 08’ we had more people moving into the city from the SouthShore who are willing to commute to save money on rent.The gateway cities tend to maintain the amount of people in them and subsidized housing does play a roll here as well.Cheers to your success!

For reference, I closed one @ 5.25 / 20% down with Gateway in July. 

Gateway/Green Valley Ranch is another area very close to DIA where one can buy a large house at a low price-point compared to the rest of Denver metro, however I wouldn't recommend GVR for various reasons. 

What would you say about NNN, higher cap properties that are in small gateway cities, Near suburbs.