But say you use it all as the down payment, then you suddenly have a 10k repair that you need (roof broke, hot water heater failed, and HVAC broke all at the same time).

The rentals are our side business and we do not need the rental incomes for daily living. 

I do believe we have different risk profiles but I also believe he can see my side as well as all of your opinions on the benefit of not being too conservative.

You could find another guy who has some capital and you could come along side him/her and use your sweat equity to get into the deal.

@Eric OszczypalaYour in A hot market in one of the hottest areas for real estate in America .

I am an agent, but i have not put a lot of effort into my realtor side of my license. thanks again! 

We both spend a lot of time doing work with the arts and non-profits on the side and we would someday like to move our focuses to those side pursuits rather than our currents jobs. 

The home is inhabitable with no water, electricity, dog feces, no appliances, holes in the ceiling, rotten siding, & a lot more- Its a demoHeres the issue..The sellers sons wont move..One son lives inside and one son(paralyzed on one side of his body) lives in a trailer on the lot.

Remediation is typically "encapsulation"...sealing, siding, painting over...but in some instances is needs scraped...that's a nightmare. 

You're welcome to join us to find local deals, network and learn along side other like minded folks.