With the current interest rates being cash-flow positive even with 20-25% down with conservative underwriting has been hard.

Ask them if they were to pass something to prohibit STRs outright or only allow them in a primary residences, how would they deal with your vacation rental. 

Bought my first house (primary residence) in Denver, May of 2021, 3bd x 1 bath, for $525k with $85k down at an interest rate of 3.25%.

It is a possibility that my Mother would at this stage gift me the down payment to take on a second primary residence loan but we are still discussing. 

Down payment can be higher than primary, but the good thing is that you won't need that much income to qualify because lenders can you 75% of the market rents for the units of the property.

Hi,I am not a real estate investor and the extent of my real estate experience is owning my own primary residence for which I have a mortgage.  

I also suggest starting out by house hacking - buying a primary residence and renting out a portion - basement, room, ADU.

Increase your income, reduce your expenses, save like a madman, educate yourself, and invest from a position of strength.1.

First place guy fell through, due to financing, in November and we took first position.

Starting to figure out how to find a rental property with positive cash flow, It looks very challenging to find a property.