But I’m also getting married in August, so I can’t afford some colossal real estate purchase — even at only 3.5% DP.What/where should my game plan be to live somewhat comfortably, and leave in a couple years with a cash-flow property?

You're in good company, I have a lot of friends in the REI game in your area.

The kicker is, I really don't have the ability to put skin in the game.

Kind of like an insurance company, they use the pool of money from their customers to pay out in the case one of them runs into issues.

Timing the market is a fools game. 

good for you for being proactive and getting into real estate at this stage of the game.

Is wholesaling still a viable way to make an income in real estate of has the boat sailed and if you’re not already in the game it is too hard to get into and to make deals

@Travis Cheney A little late to the game here, but following in your shoes here 2 years later and couldn't find another more relatable story.

I love helping other investors and at the very least chatting and connecting to talk about the game so we can both get an opportunity to learn and progress forward! 

One idea is to find someone who is also in the game that you could partner with that could provide the extra cash for the down payment.