The HOA has to do reporting and there are some legal ins and outs that the person at the HOA management company is not so, how do I say, genius at fulfilling.https://entp.hud.gov/idapp/html/condo1.cfm 

I personally started by buying a cheap crappy duplex.

I assume your not in real estate or contract law.

Under contract for another one right now. 

Quote from @Emory Clayton: Personally, I only allow applicants to use cosigners if they are full-time students.

I actually just purchased the second one in March as the owner needed out fast and I had a few other reasons that made it a good buy for me personally.  

I personally think networking & closely monitoring other creative deals done by which attorney would be a good place to start.

Also, connect with other like-minded people in your community and attend as many in person meetings at your local REIA groups to network and connect + find out about off market deals and get on local wholesalers "buyers lists".Best of luck!

Mason welcome to biggerpockets I also went to UW-WSuggestion for the next 10 years , if possible purchase four plex , duplex , triplex, last resort sfr for house hacking ( no immediate cash flow )Rinse and repeat until your personal lives change ( family, relationship, etc )Each state you purchase property :Develop a decent team to handle your investment properties while you enjoy your fishing/etc

That being said, I fell out of my chair when I was able to lock an individual investor (personal name) using a 1031 Exchange with about 50% down and 800 credit scores at 6.99%.