@Jordyn Ohsnot enough info to helpbut if you're using a HELOC for the down payment AND getting a loan, then you're probably negative cash flow given that's 100% leveragei would never do that unless i were going to refinance in the short term

However, finding properties that would cash flow with a 20-25% down payment on 400k property has been challenging.

I wasn’t trying to be long winded, with too much detail, in my initial post but I actually did this method on a fix and flip.

The cost associated with insurance for not having 20% is peanuts compared to what you potentially can do leveraging your down payment. 

I’m sourcing carefully and trying to approach it methodically, especially with the added layer of investing out of state.It’s good to hear advice from someone with experience.

Initially they said they would make payments to me and crap like they have millions in assets, just no liquid assets. 

Does the revenue good enough at least to cover the mortgage payment?

But let’s go a later deeper - my down payment would come out of a well performing stock portfolio.

I do direct booking through the Houfy website, taking credit card payment by Square. 

.$150 x 12 months = $1,800If you put $45,000 into real estate as a down payment, you are looking at a 4% cash on cash return.I would consider this decent.If you put $20,000 into the deal, the cash on cash return is higher and its better.If you put $200,000 into the deal, the cash on cash return is lower and considered worse.However, cash on cash return is not the only return you should consider, you should also consider appreciation.My benchmark is trying to achieve atleast an 8% return between appreciation and cash flow.Best of luck!