I would invest in Sunrise Capital, but I didn't get the impression that they would accept $50K as an initial investment, which I always like to do to try out a new firm (for me) and to diversify geography and risk.

@Shiloh Lundahl Awesome, thank you ok so having that 10-20k as a buy in is important, to first getting into it.... it helps get those first deals started.... just as an aside : I am also just starting out doing finder's fee methods - with tax foreclosure overages refunds, and assett recovery / state funds refunds... so I think those can help me to get that intial 10-20,000.... it might take me some months, but I think I can get there.... that's my initial plan, at leastAnd if I can get that saved up, then that will help me break into deals....

If you don't know what you're doing, 40-60% lump sum initially, 15-20% tranches in dollar cost averaging is best. 

Diving into creative financing options like you’ve done shows initiative, and you're clearly thinking about the big picture.

Not only the initial fees, but there are also liquidity requirements, i.e. $300k loan needs to show $15k liquid assets, and draws typically require you to pay contractors and obtain a lien release before you can be reimbursed for the money you paid contractor.While I know there are a lot of people who use low money down loans to get started, it is risky.  

@Samuel Coronado, @Elan Adler  Entire subdivisions of build to rent put more pressure on local landlords because the big institutional investors can afford to buy tenants with low rents and free initial rent period.

They seem to lack substance listening to their initial information.I liked Mark Podolsky but I was not a fan of his model. 

You've overcome the initial hurdle.

Also you mention he has an awful reputation yet you acknowledged in your initial post you repeatedly buy properties his brokerage represents...not quite adding up.

With banks, you face lengthy approval processes, piles of paperwork, and significant time spent waiting—time that could be better spent using the funds to address your initial needs.