There are lower down payment options but usually only for specialized loans, sba, Fannie/Freddie, farms but even in those cases the minimum loan amounts are typically over $1m.

If you have the deep pockets to pay cash, are familiar with the area and the property, and have enough $$$ to make repairs (estimate the worst case scenario), and the property checks off most of the "wants/needs" on your/your parent's list, go ahead and make your best offer.You could also call the listing agent and ask them if the seller has any special requirements that they would really like to see in an offer.  

He specializes in 1031 exchanges and is a very qualified CPA in San Diego.  

It's not only based on the different filters as you mentioned @Chris Forza, but also the type (and amount) of coverage you prefer to carry on the property.My best suggestion would be to reach out to an independent insurance broker who specializes in working with investors to learn what type of coverage you want on your portfolio and to obtain quotes from there.Best of luck!

I've already found some with great ratings in my area across the different contracting specializations.  

Try to work with an independent agent who specializes in working with investors.

I'll be working with an outside agent who is familiar with the area.My questions: Does anyone have recommendations for an architect in Oregon that specializes in smaller homes (think cottage/tiny home) - preferably one that is familiar with coastal builds?  

When you get over 30 units, you rarely see that on the MLS and those are with brokers that specialize with commercial properties.So beyond what size of asset you are looking for, the other question is how much time/money do you have to dedicate to hunt down deals?  

Special touches include hardwood floors, arched doorways, decorative molding, granite counters, and stainless-steel appliances.

@Linda Weygant is a CPA, investor, and specializes in house hacks.