Buy a duplex, you can get great deals right now with instant equity. 

The boiler from the only major renovation the duplex ever went through, in 1945, and still works, but I already have the money in my capex fund to change it in an instant and the name of the guy who will change it in my cell phone.

All 4 are rented out and cash flow positive.I have applied for a few small loans over the years (solar loan, car loan, etc) and my application gets denied INSTANTLY because of how many properties I own and how it affects DTI ratio.My credit score is over 820, my income is very high.

There are multiple options available for screening packages; tenant involvement/no tenant involvement, instant reports, hand-compiled reports, and even income verification.You can find further information by going to Tenant Screening under the Tools tab.Best of luck to you!

Honestly, if it is happening this often, any competent PM should remember the prior calls and instantly be questioning the Tenant or the Vendor on what is happening, if not making a personal visit to get eyes on.Either the repair person is doing a quick "patch" job, that will never last, rather than a proper repair; or the Tenant is causing some/all of the issues and should be charged the full cost of repairs.

@Patti Robertson  rents simply don't go up exponentially vis a vi purchase price.. and the value proposition here is  probably appreciation play or instant equity.. can't look at it like your buying low end rentals.. or MF.. builders use construction financing to build right ??? 

Motivation is instantly gratifying: energy, inspiration, excitement right now.

I would not count on any instant help from the government or payments to tenants for being furloughed.3.

If that is not part of the equation, then I'd do 20% down because I'm assuming you wouldn't have to pay PMI, Also you interest rate may be less, And, you instantly have that much more equity giving you more options if you run into problems.  

This is the problem with instant book; there is no filter for local guests as far as I am aware.