There is lots of information here and on the google machine for varying options and their down payment options and requirements.

Hello again everyone, I am still new at the real estate investing game and have a passion for real estate.

@Cody Barrett is the seller open at all to seller financing, or is he pining to get out of the game?

I'm pre-qualled for a conventional loan with 20% down, so I have some skin in the game.

Most lenders like to see you have some "skin in the game" , so may need a down payment and some closing costs at the very least - however , there are still opportunities to wholesale or bird dog which does not require down payment money but may be a lot more difficult without a marketing budget.

Another option is to buy a single family in a B neighborhood in the low threes and try to get $1600 to 2k for it - not super great but gets you in the game at a relatively low price point.

It will give you some ideas about how you can structure a business so that it runs like a well oiled machine! 

They have been given a chance to move in and hopefully own a very upgraded home will all upgrades that they could never right now afford, and they are too lazy to: recycle dead batteries ( it's hard to drop off at most car supply stores, Sears, etc), do not live up to agreements with any company ( landlord, DirectV, Dish TV, etc), Always switch jobs ( I approve the lease based on their incomes, and they wait until moved in and then change - as if they know how the landlord "game" is played), etc.

I clearly need to work on my realtor game.

Anyone in the game now and want to share experience?