Or you can also further mitigate exposure buy making sure that all proceeds go into the first mortgage so you don't walk away with any funds at all. 

If you invest this money in the stock or bond market and rates increase to this level, you will get pummeled.A contingency plan would be to make sure you purchase a cash flowing property and if interest rate increases outpace rent increases, put your excess cash flow towards debt repayment during the fixed period to reduce your exposure (within prepayment penalty limits).Regarding non-bank financing, I believe that starts at $1 million and up from there but not certain.

But, you may be different.Then, negotiate for either a straight payment for finding the property or, if you're looking for experience, an equity piece of the property and exposure to the purchase and repositioning process.

This way it limits lenders risk exposure and losses.

I generally suggest that new investors begin with smaller properties, less experience is required, less liability exposure, less maintenance to manage or accomplish, less accounting, etc. 

I’ve graduated from UNC-Charlotte with a Bachelors in Geography so I have exposure to urban planning methods.

I'm currently working to find my first investor property to fix, flip or maybe hold,  but also working to get some newbie brand exposure.

The hardest part about FSBO is exposure.

I want to go to an auction where I am the only bidder, not one with national exposure.

Hospitality and retail are likely to see significant opportunity across the country for investors that are experienced and well-positioned financially, and Nashville in particular has a lot of exposure to that industry.