From there I would ask about their strategy and potentially their hardest lesson learned. 

Buying an investment property on feeling is not the right strategy.

@Derick Jennings Without knowing more about your situation, I'd likely recommend a house hack, a strategy I wish I would have known about when I got started.

As others hinted 20K does not leave you a lot of room and would narrow down what strategy you can use.

Make sure you have other exit strategies in place, Fort Worth allows up to 5 unrelated people last time I checked.

. - It’s recommended to have clear agreements outlining each party’s responsibilities, profit-sharing ratios, and exit strategies. 4.

Metro Atlanta, generally speaking, respective markets 30 to 45 minutes from the City, will be tight on cash flow unless you implement a creative investment strategy, such as short-term rentals, medium-term rentals, or rent-by-the-room properties, or allocate at least 30% to 35% towards your downpayment if you intend to hold the property as a long-term rental. 

I haven't dug into the actual agreement, but was curious because I'm not in a position to house hack, but see many people on here recommend the strategy.

Using a HELOC to fund your first rental can be a great strategy, especially if you want to preserve your cash for other expenses or unexpected costs.

Navigating Zoning Laws: Challenges and Opportunities for Co-Living Real Estate InvestHey BiggerPockets Community,As co-living gains traction as a viable real estate investment strategy, it's crucial to understand how existing zoning laws can impact these ventures.