There are down payment programs for duplexes, i have not searched or tried to do a 3-4 unit property. 

Right now, you have to be able to source off market properties or be willing to force cash flow with large down payments. 

Year 0: ($2,000 - $1,700) x (1 + 2%)^0 / (1 + 5%)^0 ≈ $300 in today’s buying power.Year 5: ($2,000 - $1,700) x (1 + 2%)^5 / (1 + 5%)^5 ≈ $260 in today’s buying power.Year 10: ($2,000 - $1,700) x (1 + 2%)^10 / (1 + 5%)^10 ≈ $225 in today’s buying power.Year 15: ($2,000 - $1,700) x (1 + 2%)^15 / (1 + 5%)^15 ≈ $194 in today’s buying power.So, if you purchase property in a city where rent increases at a slower pace than inflation, the amount of goods and services you can buy will decrease over time due to inflation.Here is what I recommend:Purchase in a city that possesses the following characteristics.Significant and sustained population growth.Rapid and sustained appreciationBalance negative cash flow, interest rate buydown, and increased down payment to create an acceptable cash flow situation today.Refinance when rates fall to increase cash flow.

You should have 25% down payment + closing costs, + an oh Sh*t fund on top of that. 

I’m close to saving up for a down payment but it’s taking forever!

If you are going to school, I'm not sure you'd be making enough money to qualify for a mortgage.Prices in London are nuts and the real estate system in Scotland is not in the buyer's favour as they do sealed bids.I got started in grad school, but had my parents co-sign a loan (for which I made all of the payments and I had the down payment). 

MattIRA sells and owner finances the property for 200k and gets 30k down payment.

When you say you have$150,000 available, is that for a down payment or the total purchase price of the investment? 

2) Are you pre-approved and have the down payment in your bank account?

Our rates are 7-12%, with no down payment required.