Bonus - the interest on the loan is tax deductible!

Once you get going, your appreciation will be great over time so you can recycle the equity to buy more and more properties.

One of them stepped into 175k of equity, another into 70k and the other was able to walk into 40k of equity.

To access your home equity without selling, you can explore options like a home equity loan, a line of credit (HELOC), or a cash-out refinance.

All equity lost.  

I have on multiple occasions, once with one of my own properties and a few times for clients been able to not only get the money they paid for a property but also gave them extra money in a total loss (protected the equity that has accrued due to inflation in the industry).  

Like I mentioned to Eliott, I'm very young and I can't get a loan.

That is under almost 1,000-year old principals of "equity" followed in English and then American jurisprudence.

I don't think your first property needs to be perfect, but doing the work in advance gives you the possibility of refi (in a good rate environment) or more equity on a HELOC.

Right now, the best offers around me are for some 1.3-4 million, that only generated around 100k per year gross, so there would be a high chance of not cash flowing, and paying money, especially with a commercial loan (these buildings have more than 4 units).I was thinking that although the rental itself does not generate money, I would be able to deduct the mortgage interest, and depreciation from my personal w2 income and would be net positive.