I've considered going Dave Ramsey and buying a house with cash and upping my budget to $100k in a smaller market, but that would blow almost all my savings, and $100k just doesn't get you much anymore.

@Derick JenningsRecommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

He told me his accountant told him he needed to buy some real estate to offset some of his taxes.

I'm thinking about buying a property in NC.

We're probably going to dig down a few inches to get the slab level, put in floor heating, and buy ourselves a little more head room. 

Quote from @Pearse Cafiero: You want to borrow money to buy a house, but you don't have the downpayment.

Too bad you can't buy something owner-occupied, put 5% down with the best interest rate, live in it for 12 months (and fix it up), rent it out and repeat the cycle.Here's some other info you might find useful:----------------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

We own a rental investment property in our personal names which we intend to sell and do a 1031 exchange to buy a commercial NNN property.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

I posted on Facebook that I was looking to buy a flip, and a fellow agent sent me some details about a property she was going to list.