I want to get rolling with investment properties and Jaren's rental academy has been an invaluable resource to me.  

I have not had one minimum down payment sale even though its up to 800k in our market for fha.. that low down and todays rates for sure dont go together.. so what i see is equity roll up .. 

Hello Raphael, Its best to use Hard money for fix and flips until you can grow your bank roll.

You could sell that and roll the profits into multiple downpayments closer to you so you can start to streamline management better and not pay for it.

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So i started out for cash flow and now working to the appreciation to get rich.As you can, roll one cash flow into an appreciation play slowly. 

Prices wont come down enough to justify buying as a rental, rents could be rolling over and interest rates will be range bound for a long time. 

That doesn't mean it isn't a good strategy - if the property still produces healthy cash flow after expenses (which includes future capital needs if you've deferred such), at a minimum you could be rolling the cash flow either back into the home to own it outright or using those funds to prepare for your next purchase. 

Sounds like rolling the dice to me .  

Roll back taxes, HOA arrears are just a small sample of undisclosed issues you will face.