So, to recap, I trusted my realtor and the comps sent to me by him and the lender and the ARV appraisal given to me by them.  

We are hoping to purchase a multifamily property by the end of the year.

My coach says to move by the speed of instruction, but I'm not sure if my own market of Sacramento, California is worth spending a lot of time and money in, especially for rental properties.

@Jake Berlin, I've had those same connections that I thought I wanted to make snake me out of a deal by going directly to the property owner behind my back, so it's definitely the connections for me. 

Deals are still out there for 20% down, but they're just harder to come by.

Although, for your current situation you won't have the time to get your license by the time this deal closes...But, another option that may be possible is if the seller agrees to directly pay you outside of escrow for essentially a finder's fee.

This means they want to see that you’re invested in the project by contributing your own funds, which reduces their risk.

Originally posted by @Nelson Sbravatti:@Caleb Christopher I heard that KCMO requires a rental permit... would you know if that true ?

For every $1 of NOI, how much is sucked up by US / Cdn Taxes and is left in your pocket?

Wow! Looks like there is a lot more movement this month in Dallas-Fort Worth!