Welcome @James Messa!

@James Stevens exactly.Also, if you plan on living in it, you should be able to refinance into a FHA loan which is only 3.5% down, so that should allow you to get the money back out. 

@James Messa I'm nowhere near ready to do a deal on my own. you are 100% right, but you completely misunderstood me if you think im looking for someone to tell me to go for it or not. the purpose of this was to find out where im going wrong, what i may be missing.

Ignorance will not be a defensible argument if you are the focus of an investigation. 

The preamble (meaning - a preliminary or preparatory statement; introduction), is the beating heart and the essence of the beginning of a successful transaction.Over the years of Trial and Terror, experimenting with contract clauses, assignments, auctions and legal defenses, and getting offers accepted successfully, I believe that I somehow mastered this art of satisfying the needs of the seller, myself, local laws, judges, lawyers and others who happen to read or challenge my offers.It has always been my belief that a well written contract of sale is akin to a creative work of art, a document that if authored with the weighted words that are clear and concise, I have found it to be an effective tool to contract approval and assignment acceptance.I would like to give you some ideas on how to do that, but in this public forum, I fear the misuse of this information and a potential liability of those attempting to duplicate this system. 

Buy a duplex or multi-family property on the peninsula or the surrounding area (James Island, etc.), live in one unit and rent out the other unit(s).

@James Wise Team is a great connection to have.

@James Wise  Extremely good points James about principal pay down.And one reason why break even cash flow or a little negative in a market like SF Bay ARea is wholly acceptable and not some stupid maneuver.. it really depends on your market and what is the best move for said market.  

Hi @James Allen,I would say the biggest thing in my eyes would be to respect their time and reputation.

I concur with everyone else here @James Haffner.