In short, there are select cases where an experienced investor with a strong network can turn deals with low cash, but someone trying to get started with $10k-$20k is going to have a very hard time. 

Quote from @Tom Grieshammer: I’m 26 and living with my parents so I’ve saved 120,000 and am trying to become financially independent.

This last year I've been trying to really learn the business and begin to market for properties.

You may want to try a local portfolio bank, but I wouldn't stress over it if it's only saving you a few bps on the rate.

While someone may say try and get it owner financed etc for less, do not do this.I would also expect to take a lot of lumps along the way.

I’m brand new to real estate and trying to learn as much as I can.

You can spend from a few thousand to a hundred thousand, depending on the look and feel you are trying to achieve.

I am well versed in pretty much every facet of Real Estate: house hack, LTR/MTR/STR, multifamily, and fix and flips primarily.Aside from that I am also (somewhat) a serial entrepreneur, having started and sold multiple business' over the last 15 years.I also meet with 20+ professionals every week, through referral groups, meetups, and just 1 on 1 sessions trying to get to know people and make connections.I would love to chat with you if you are looking to meet people and get more information about real estate in San Diego!

If you try to go over the whole list, you’ll lose the attention of an average person and they won’t remember anything!

I’ve been around real estate for decades, and I read in The Economist once that in lively markets like Charlotte, folks will pay a premium for a comfortable room if you’re near major employers.A friend of mine tried something similar out in Austin a while back.. he’d inherited a 4-bedroom property and split it into individual room rentals.