can i invest in a property with a down payment?

Your PITI Payment would be $1,298.82 per month.

You can always start off by house hacking meaning you live in one UNIT or ROOM and renting out the other vacant units/rooms to offset your monthly mortgage payment.

Since filing is open for the IRS do it online digitally.

This includes allowing the seller to foreclose on myself and my team should we ever fall behind in payments, which we will not.

My question is do I need to use all of the equity towards the down payment of the property, to avoid capital gains tax? 

The seed money started as an SFR that I put $30K (hard earned savings) as a down payment.

You can no longer make decisions regarding the house, you no longer own it, but you have to keep making the payment if the person you sold to doesn't. 

Saving yourself 2-3% on your down payments can be a nice benefit.

The lender must review and approve the renovations in advance, and must inspect the completion of all items that cost more than $5,000.A borrower may request reimbursement for their payments for the cost of materials or for the cost of properly documented contract labor, but not for the cost of their sweat equity (labor).