It's a whole new world to me and throughout the dozen books and hundred podcasts I've listened to so far I've waffled back and forth from feeling encouraged and excited to feeling like getting into the game in my area would be unattainable... and then back to being encouraged.

So I’m trying to come up with a game plan  Conventional loans do require 25% down on an investment property.

The odds of default go up significantly for those who have no skin in the game.

A review of your offering documents makes clear that investor money is considered game for any purpose.

You're not in the position to be a cash buyer...as a former wealth manager, it's simply not a good play for you for many of the reasons stated above and more.  

.: I always play it by ear.

There are so many plays to run in this game I don't have time to type them all. 

Step up in basis to reduce your heirs' taxes and morePlus the real estate tax "deferral" can end up being permanent if played correctly

My biggest goal for this year is just to get into the game of real estate 

You will not have the rate long enough for it to interfere with your current and proposed profits.This is where having a good team comes into play for example having a seasoned realtor who knows the market on the purchase/ARV side.