For the locals in the area that might be able to help pinpoint areas of focus here --- think if you were an established hard working professional (not CEO or independently wealthy)  working at for example -- Redstone Arsenal, NASA, Military, one of the Universities or major Hospitals, the airport, a local lawyer, dentist, fireman, police, teacher, business manager, small business owner, corporate executive, etc, etc..  

I would get a conventional mortgage and put 5% down, You'll still have PMI as a monthly cost but when you reach 20% equity you can usually refi or appraise out of it (ask a loan officer). bottom line is at 22 years old you have the capital to live for free essentially and benefit from home ownership. you certainly have more buying power than $100-$200k as previously stated. $400,000 list price would be $20k down pmt and you could have your closing costs covered using seller concessions.

Talk to a loan officer first to see if you can get approved for a loan of $450K.

Ryan, you can find the right agent, lender and GC by networking at your local Real Estate Investors Association and ask people there specially the officers of the REIA. 

The average loan officer is in his 50's, so being younger can be a huge advantage.2.

Talk to escrow officers or underwriters about lien position (Might want to know the difference between a junior and a senior lien is).

A good Loan Officer or Broker with experience on multiple property scenarios will be able to get this all handled for you.

I consider that my premium in building a relationship with the local loan officer for a more favorable deal in the future, because I know I will be doing A LOT of deals.

There are categories in RE Investing: Industrial, Office, Retail, MultiFamily, SFR, Hospitality.

Every informative post by an escrow officer or Realtor or LO or accountant on this discussion form is in part being helpful, and in part lead gen.