If you do plan to put $100K to the side for an emergency, soft costs and debt service (which is good advice) then you have $100 to invest.  

@Andrea ShieldsDawn is spot in ... a little elbow grease and fresh paint have the biggest impact.For all our new clients, we leave a package of little things: a new toilet brush, plunger, shower curtain & rings, and an under sink caddy of cleaning supplies.

So soft costs are significant, and have to be paid outside of closing up front.

In their view, while the market is not soft, it has largely traded sideways – hence offering the same rent rate.

Of course it usually ends in soft (or not-so-soft) pitch for the expensive mentoring or seminar, but for $90 or so for a weekend, I learn a lot.  

The soft sell is a better approach in my opinion, at least for me.

For example, if the land is worth $50k, and your building a 2000ft2 duplex at $110/ft2, and you have soft costs (design, surveys, permits, etc) of $10k, your total cost would be $280k, which most banks will be looking for 25% cash or equity = $70k, which means you will need the land (free and clear) and another $20k in cash. 

reading books and networking also helped.I learned many of the tricks and creative stuff they were teachingSome of the courses were great, others just sucked the green out of my jeans.I started attending public auction - buying war zone houses - using credit cards and credit lines - borrowed money and the really biggie creative financingThe most important thing I learned about about creative financing is that I DID NOT need to suck up to lenders - yippeeI than discovered a cross pollination of the concepts of creative financing - the synergism of ideas helped me develop new creative financing techniques.Some of those formulas I still use today to close transactionsI work a formula known as Control and Roll - this is a system of controlling real estate with little or no money and assigning the contract within 3 weeks for cash using the auction method of marketing - this system circumvents all of those who want to slow an investors down - like banks - underwriters - inspections - condition of property - agents and others.During those struggling days - I also used a system called "Check Funds" this allowed me to control many buildings without the need for down payment money.Hybrid offers is another one of my pet formulas - this is where the seller becomes a partnerDelayed settlement techniques - with soft contingencies - getting automatic extensions without the need of being rejected.

btw:  You will sign an Affidavit under penalty of Perjury that no funds have been borrowed.Tread softly ...

Suggest you save more.  10% down is often brushed away by the wayside.