By educating clients on lot splits and development options, agents can position themselves as experts in a growing segment of the market.

There are a few rare cases where you can do 10% down on a long term loan if the seller will carry in 2nd position.  

An ideal world for me would be to find a salary or hourly full time position with minimum 55k a year in Arizona so I can learn and also make enough to get approved to buy my first property that I later want to rent out and hold long term.

We work with a few lenders that can do a 2nd position but only go to 65% ltv.

This "positioning" is way to aggressive and in my opinion dishonest.

We are not in a position to "test the market" right now.

I would even suggest a Primary home or Vacation home to pull the cash out of versus trying to find a lender who will agree to be in 2nd lien position behind a investment property.

You are in a solid position with low expenses, a strong savings cushion, and a pending income increase, but I think you have an even better opportunity here.Before you commit to this townhouse, I would highly recommend talking to a lender and a real estate advisor about purchasing a multifamily property instead.

I have been seeing 12-13% routinely on seller financed owner occupied 1st lien position. 

Having a pile of cash is never a bad thing, but the reality is the reason we want to start investing in real estate in the first place is to strengthen our financial position.