I dont agree with this thought process never have never will.. its all situational.. or as they say in RE location location location.in markets with slow to historic negligible appreciation sure it does not take a rocket scientist to run the math that if your negative cash flow and the house is not going up its not the greatest investment your value play there is tenant is paying off the majority of the property and your getting some tax bene's if its not bare land.If we used this thought process IE the only good deals are ones that are positive cash flow day one with max leverage  80% loans then as @Russell Brazil states no one would invest in the majority of the east cost and West coast and well Denver and other select cities.. everyone would be in the Rust belt and mid west or deep south in C class properties. wealth is created for most investors with appreciation full stop.. because most investors cant buy enough property or doors to make a difference when cash flow is 200.00 a month your not going to retire on that. your going to retire on paid for nicely appreciated property.

I recently had to fill a sinkhole that formed in the driveway that was at least a foot deep with gravel and top with asphalt patch.

For your situation I would investigate some of the virtual brokerages a live broker with the fit feel and learning you after would be best However the virtual options offer deep archives if your a self learner it will come down to ymhiw you work and learn beat and what the brokerage would accept all the bestTim

The juice wasn't worth the squeeze for me but I did not do a deep dive into it either.

It’s time for me to dig deep and get really creative if a no down payment deal even exists or is possible otherwise go that route. 

Lately, we’ve found a couple large national HML’s that have good terms, very deep pockets but won’t allow 2nd position loans.  

Thousands of questions have been covered and discussed in this forum that you can read casually or do deep dive topic searches on. 

Any opportunity is too good for the law abiding citizen, unless he can bring to table millions of dollars , spend 60 hours on some BS course to acquire a license, to have every breath and sigh controlled, regulated, restricted, obstructed and sabotaged.

I've been knee-deep in turnkey world for 9+ years now and I've never heard of them.

For example, I'm currently trying to find land for a development and, in spite of my knowledge and deep connections, it's extremely difficult.7.