That being said real estate investing is typically a long game and with just 2 years under your belt you’ve just started.

They look to have some success with taking deals full-cycle and currently have a sun belt multi-property offering that I'm researching.

Although, I would definitley prefer placing my first property under my belt before then if it's possibleThank you !

A C class neighborhood in the rust belt might look like a D class in another area because the rust belt has older housing stock and has a different look and feel to neighborhoods. 

Consider investing as a partner or lender with someone in an area such as the Rust Belt that does produce cash flow - but keep in mind that the long-term trade off will likely be less appreciation for that investment.

I am humbly of the opinion that the Sun Belt is entering a phase of more moderate growth and that the 'Rust Belt of Old' is the next region up to bat. 

Then add other tools (niches) to the tool belt.

Once you have a project or two under your belt you can either renegotiate terms or go out on your own.

@Dustin Sanders Unfortunately, I will be shocked if you find this.  20% down is hanging on by a thread based on where rates are at and the general anxiety over declining real estate values.  20% down is the minimum I'm seeing. 

So I picked up a few books which includes, "The Book on Investing In Real Estate With No (and Low) Money Down," and "The Book on Rental Property Investing," both by Brandon Turner, which introduced me to the BiggerPockets community.With a decade of experience in property management under my belt, along with my property management certifications and an NC real estate broker’s license (with Broker-In-Charge designation), I’m eager to leverage my background to secure long-term financial stability for my family.