Will be purchasing a 4plex next year which needs roughly 80 to 100k down payment. 

I have a great property manager but I GC my own  renovations to keep costs down.

The majority of investors have utilized low down payment conventional mortgages, or DSCR loans and the majority were able to secure seller concessions between 1-3%. 

Of course, with the supply of high end apartments, their rents would likely come down, too. 

I went into the course assuming I was paying $10k for a streamlined acquisitions process but what i got was two days of narcissistic self-aggrandizing guru garbage, a “mind map” that looks like it was thrown together, 34 “strategies” that can be found for free on BiggerPockets sprinkled with juuuuuust enough guru gimmick word vomit and hand waving to impress the eager and inexperienced, several of which were repulsive and absolutely predatory..Instructing students who get their offers turned down by a seller to walk out of the appointment, get in their car and blast out the property out to cash buyers anyway..  

The borrower was overqualified, the property was cash flow positive, I approached a local lender and due to the strength of property and borrower they provided essentially conventional terms of 25% down on a 25 year amortization where as other investors could only consider the transaction as cash. 

I negotiated the price down to 176k and put down my EMD, thinking I just made a deal for myself lol.

I am a 30 year old post grad with 20k saved up looking to either house hack in the 300k range or possibly use the 20k as down payment into a single family home for rental.

This has reflected positively in mortgage rates with the average 30 year fixed hovering around 6.84% and down from nearer 7% just one week ago. 

While doing so, keep an open mind and don't be quick to turn down any opportunity that comes your way.