With current interest rates, and they are at least 1% higher with potentially additional points for non owner occupied property, it is hard to find properties that will allow for positive cash flow after paying the mortgage, if you are looking for money for the down payment from a private lender, those are normally at higher than market and I am not sure it would be possible to pay it off.... please remember you need to take into account that you may not have a tenant for a certain amount of time, a tenant may stop paying rent, or you will have a big ticket item to fix, so I would wait if I were you and save to have enough for the down payment and closing costs and perhaps some money set aside for repairs. you also want to make sure that you have your own emergency fund outside of the money needed for the investment property because life happens ....

I have seen people buy non-existant properties, bottom of lake (literally underwater), slivers of land too narrow or small to do anything, Army bombing range, expired leases, cell tower now removed, property with 30 year lease and prepaid rent for 30 years, condemned buildings, toxic waste sites, land under railroad tracks, cliffs, landlocked property, wetlands, flood zone, unbuildable property, endangered species habitat, ....I have three rules for buying at Tax Sale:1.

Quote from @Paige Seeley: @Jay Hurst even with 20% down, what non conventional options are you talking about? 

We also have a big demand for traveling medical professionals, etc.

I’ve read quite a few posts about foreign investor financing but most seem to deal with non-citizen investors without US credit or personal tax filings.

, do not allow that as you are not the LLC and only a lawyer can represent an entity in court, while non lawyers can only represent themselves in court). 

Hard money is a type of business loan for non-owner occupying investors.

I would look into assets that are non-correlated to the stock market or real estate, as well as tax advantaged assets to help shelter your income. 

Depreciation Benefits via Leverage: While you can't claim depreciation personally on IRA-owned real estate, SDIRAs can use non-recourse loans to purchase property.

What are your non-negotiable factors vs nice to haves?