If you can afford a higher payment, a 15-year mortgage saves on interest over time.For the down payment, aim for at least 5%, but if you can put down 10-20%, you'll avoid PMI and could get a better rate.

I have been trying to save up money but it is not near a down payment for a traditional loan.

Since I source them myself, I know what I am getting and I save wholesaler fees.

This is what I do with my properties and I save a ton.

From what I know of the sponsor’s background, they have NO basis to believe they can successfully navigate the very complicated business of revitalizing a name brand via on line sales only.  

Quote from @Jeanna Lichtenberg: Did anyone sit through the free online "live" webinar?

There will be many situations where you can help a homeowner save their home -  however, in other situations they just want to sell quickly which provides a wholesale, fix/flip, buy/hold opportunity for you. 

Joining local meetups and online investor groups can also help you make valuable connections and find the right opportunities.Good luck!

I poured my life saving into it and make it a duplex.

But 2025 offers other opportunities that did not exist 10 or even 5 years ago - think AI and online businesses.