Yes pretty common, minimum downpayment is generally 25% (occasionally that 20% will work) but just depends on your situation.  

The laws mostly protect me the lender and I have always gotten paid even if there are occasional borrower problems.

I've been eyeing land in Central and West Texas, and they occasionally have some interesting opportunities, but some of them seem too good to be true. 

There are occasional properties in the rural areas around here that I can get 95% LTV on, those areas don't appreciate as quickly but do have decent rental rates.

A way around the whole issue is something we occasionally consider.  

My purpose behind my decision to pursue REI is to gain financial freedom for wife and I, my future family as well as have the ability to make sure my parents are well taken care of once they reach the retirement age.If I had to label myself I’d want to be known as an open minded rental investor for all long term, mid term and short term investing, with the occasional flip for quicker capitol to put back into another rental.

Build a reliable team on the ground, plan occasional visits, and trust your general contractor to handle the day-to-day.

i only see suitably distressed properties hit the MLS very occasionally. 

Maybe an occasional HVAC.

Most BP members in our region are familiar with the West Sacramento meetup, and there was one in Folsom meeting at Out of Bounds occasionally, but I haven't seen posts for that one lately.