Yes, this was a Rent to Retirement purchase. 

It's up to you to decide what "Hard" you are going to choose. yes I definitely see that I'm going to have to make some difficult decisions, just not sure what I'm willing to sacrifice.

I’m hoping to rent my house for $2k/mo.

Quote from @Jimmy Rojas: Through loopholes there are many home owners that are illegal immigrants, if they get deported , what will happen to their homes? 

I would find a property that can provide you both.I used to aim for 8% cash on cash return + 4% appreciationGiven where the market is now, it is likely hard to find 8% cash-on cash and a 4% appreciation.I think 4% cash-on cash and 4% appreciation is do-able.

Good luck So this prompted me to do some research and @Dan H. is correct on things.

From my understanding you cannot place a wholesale contract and have no funds to complete the transaction using only the buyers capital.is this accurate from your experience or is there anything missing?

Scott, am I reading this right?

This is what I have done on all my other rentals, but am trying to maximize my cash to buy multiple properties. 

Hi Richard, welcome to the community!