Talking with a real estate CPA and a good lenders can also give you perspective on your finances and how to reach your goals. 

I know I can't have it all but looking for a stable appreciating with some cash flow and a turnkey SFH.

You get a deduction for the contribution, the gains grow tax-free and as long as you use the proceeds for health-related expenses the funds come out tax free as well. 

There are guidelines and guardrails, but a challenging deal can have positives and a golden deal can have issues below the surface.

@Jonathan Blanco, I'm and investor and a licensed mortgage broker so I've been on both sides of this conversation.I would look for a lender that (1) listens to you and understands your strategy and needs (hint: it's not always money), (2) has experience working with clients executing your strategy and brings more to the table than just cash - be it advice, relationships, deal-team partners, etc., (3) gives you viable options and explains the pros and cons of each option and (4) you enjoy interacting with - this should be a relationship, not a transaction.Once you find a few lenders like this (and you should have relationships with more than one), then you can start comparing rates and fees.

I think I may have just answered my own question, but is it worth it to put only 10% down, and waiting for the equity to build to 20% in like a year and a half, or to bend over backwards, take out a loan and go in with 20% from the start?

We work hard and know our reputation is everything and a little transparency never hurts any company!  

In those markets sales are perking up now when inventory gets listed and as I said stays consistent to the end of OCT or so.. 

These are professionals with additional training and a stricter code of ethics.

I financed this property using down payment funds from 403B and a local commercial bank. 15% down from personal funds. 85% down from community commercial bank. 3yr balloon, 20yr amortization, 7% interest rate.