@Shawn Tuma & @Chris KayVery difficult in today's market to cashflow putting 0% down:(5-10 years ago it was possible, but prices have increased faster than rents.Your best bet is to find a property that needs work, but will still pass a VA appraisal/inspection. 

Quote from @Zachary Deal: One thing to keep in mind if you are doing this is that you are likely to create "functional obsolescence" which could mean you are not able to get a new loan against your property and it can be difficult to resell as well. 

Unfortunately I am in California so it makes it a little difficult.

And it would only be an estimate , not a firm price , things go wrong all the time , so giving an exact number would be difficult . 

reality is you need capital to start once you get a track record things can change.but its going to be very difficult to find folks that front 100% to you starting out.

That being said, it's very difficult to get rents to even cover PITI payments at 80% loan-to-value in Utah these days. 

Hello Charlie, You are right that a community of individual homes is difficult for delivery of daily care for assistance with mobility issues and cognitive decline.

@Chris Kay it's VERY difficult to cashflow with 0% down purchases.We do 0-10% down Land Contracts and know going in we may actually have negative cashflow - which is acceptable given the low down payment and avoiding mortgage costs.

I did have one near downtown that I sold as that crowd was a pain, lots of parties and difficult guests.

It also makes getting rid of a difficult tenant easier.