A "regular, average" buyer would need to put 20% down on an investment property. 

Monitor and OptimizeEvaluate Performance: Regularly assess the performance of your investments against your goals.Adjust Strategies: Adapt your strategies based on market conditions and lessons learned from previous investments.9.

You can negotiate that figure with a regular seller but I can tell you from.experience most REO properties the bank does ZERO negotiating.  

By making equity raise small and max leverage they try to pump returns with tax savings because the cash distribution is so poor so tout overall returns ( think of Wal-mart touting overall pay for employees at 30 an hour when most of that is covering some insurance and other benefits type fluff versus what someone would take home on a check).

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

I have downloaded their leases and the check in check out form was super detailed.

I'd be happy to run the numbers and cross-check for you.

I feel like those kind of fixes can be estimated when getting a house inspected and appraised. knowing when a new water heater was put in or when a roof was replaced, these all have life expectancies and yes accidents happen but if this is happening on a regular basis for you, like I said, I have concerns.

So, check your sales contract and speak to a good lawyer as well as your real estate agent if there is enough "damages" to be worth the hassle. 

If you are just wanting someone to go and check on your property periodically for walk throughs I would try and find an agent that is close to the location of the property.