If you are interested in how I can do this for long stretches of time, I have lots of science and personal experience/experimentation that I could share.

If you would allow me to spend my two cents, I think I can help stretch your money a little farther.A lot of banks do want 15-25% down on the purchase price and will often loan 100% of the renovation on top of that. 

Hard money guys really like to stretch appraisals.

It was a stretch to think of myself as a landlord, but now an Investor, wow!

If it seems like too far of a stretch I will also try to see if I could get possibly a $1,000 reduction from  the $28k too.

The idea of having the first floor unit empty for rehab is not a deal killer by any stretch.

I usually give the existing tenants 60 days notice so they have ample time to find a new home but beyond that, it's purely business.I do not recommend staggered increases over any stretch of time because that just delays the inevitable.

I’m trying to figure the best way to stretch the dollar and buy more without putting more down.

You're right, with the expansion of Bart in the area as well as commuters and families in search of more "affordable" properties, @Huimin Zhang could really stretch her dollar out there to not only cash flow but obtain some great appreciation in the years to come.  

@Mike Chu Corona was the place to get in 08-10 .. market is faring similar to OC/LA by many stretches now ..