@Jeanette LandFrom my experience working with over 400 investors, growing your portfolio with limited capital is absolutely achievable with the right strategies.

And I feel the most limited sympathy for it.

Maybe you would spend the time to recover such a small amount but should you?

You can do 20% down, but often won't cashflow. 

They offer a $10K repair fund to fix damages in addition to SD plus warranty for appliance repair etc.I have no say in whom they choose to move in, whether there are animals, limit on # of occupants etc. they reserve right to inspect property so i have no idea if they can tell me to remodel, paint etc.does this make sense i have a vacancy coming up in October (bad rental timing).

I’m from the NYC area, but the prices here are out of my budget. 

But, I'm a 23 know-nothing, how do I get content to sell.

Perhaps partnerships with a capital provider where its a lower rate but give up some upside?

So, if your current rent roll is still on the lower side, it could limit the amount you can borrow right now.However, if you have even a partial track record showing improvements.. say a few of the units are already updated and attracting higher rents.. a lender might take that into consideration when underwriting.

It's a loophole, but may be worth a try.