Additionally, you could be prohibited from obtaining a HUD-insured loan for an indefinite period."

hi sawyer. you are in a tough spot with the little money down. deals are out there, but with that little down, the deals will be few. let me give you a couple of ideas. first, lets state that the saying " it takes money to make money" is very true. you need money. if you don't have much cash yourself, then you need to use OPM, other peoples money. this usually requires a bank and a loan. take that $500 and put it into an account. after a month, go to that bank and ask for a $500 loan, and use the account as collateral. take the borrowed $500 and start an account with another bank. repeat the process as often as you can. at some point, use the last $500 to pay off the first $500 loan, and repeat that process. the reason being is because you are establishing good credit with several banks. pretty soon, you will be able to borrow money from these banks in larger amounts and with no collateral, thus resulting in using other peoples money. 2nd idea: a few years ago, the feds put a limit on the number of foreclosed houses banks could put back out onto the market. they did this because the flood of foreclosed houses was killing the housing market. so the bank was left with a lot of houses they literally could not put back on the market. so, they had to decide if the cost of being forced to hold onto some of the houses for an indefinite period of time was worth it or not. the ones that were not worth it, they just "dropped" off their books. they do this by just filing a " release of lien" or a " release of mortgage" with the county register of deeds. this does 2 things. one, the bank no longer has any claim to the house, and therefore, no liability either. and it also puts the ownership of that house back into the hands of the previous owner. most of these owners do not know this happened because the letter the bank sends out to them goes to the last known address the bank has for them, which is often the house that was foreclosed on, and the owner no longer lives there. you have to find the owner and by the house from them. most often, they do not want it anymore. you may be able to get these places for your $500. beware, quite often these houses have years of back taxes owed on them so do your research. ask the tax authority if you can make a payment agreement with them on the house BEFORE you buy it from the owner. use the back taxes issue as a ploy to get the owner to sell the house to you cheap. this takes time to find a house like this. i have been doing real estate investing for many years now and i have only bought 2 houses this way, but its worth the shot. i bought one like this for $2000 on a tuesday and sold it on thursday for $10,000. good luck to you.

I've yet to dive in on commercial, however I'm stating now my goal is to own a commercial property in the  next 5 years.I've got a couple banks lined up that should work with me once I reach 4 traditionally financed residential properties and would continue to loan indefinitely as long as the deal makes sense.Trying to get creative at the moment to make my equity work for me - have probably focused too much on debt paydown and with cheap money for now need to get focused on acquisition mode -- believe there are still some opportunities for single family in the $120-160k range here.  

Then you could rent it for a few years until you're ready to sell it or keep it indefinitely.

Personally, I like multis if you plan to hold indefinitely. 

They are dedicated to subsidizing it indefinitely under the facade of fake reforms with Greece has no intention of making.

Rents have exploded and I agree that they cannot rise 20% per year indefinitely.

The building also has a mgt co available for small repairs, very reasonable fees.I moved to Florida and am currently looking at investment opportunities in Palm Beach, Dade and Broward counties, there seem to be options out there for a higher return on both flip and buy and hold.I'd love to hear any thoughts on the correct move or to connect with someone that has local FL area knowledge.My 2 cents: Hold quality assets indefinitely and cash out refi to pull out cash tax free and acquire additional investments.  

Are there deals where the owners hold indefinitely to reap the cash flow?

Are there deals where the owners hold indefinitely to reap the cash flow?