Cash flow is stable if you choose the right product and manage well.

Mortgages take lien positions and the product you're asking for doesn't exist.Contact a portfolio loan broker. 

Then you can develop investor personas and really hone and refine your marketing campaigns to attract the best investor candidates for your product type, duration, etc. 

I joined the brokerage that was the #1 in my market (by far), then I joined the office location of that company that had the highest production per agent, then I copied everything the top agents in that office did.

These do allow as little as a 5% down payment for conventional loan products.

You have access to an INCREDIBLE loan product called the VA loan.

For example, 60's multifamily may have materials that 80's and newer does not so for that reason you prefer to stay above 80's product.

It helps to have vets like you two to give me good price points for land on something like this.I will start a few new builds in Charlotte later this spring  lots are 60k  but you need well and septic and 2500 sq ft roughly exit 400s to mid400s so about 15% NET on Gross sales price which is pretty common in these price points as your competing against the nationals and larger regionals.The high end is different mainly guys that specialize in that product have a great local rep etc.  

Now, that being said, too much money down may mean the product is overpriced.5) Buying on Price and Cap Rate - If you only buy deals based on the lowest prices or the highest cap rates, you will never get great deals.

My colleague did it like this and has avoided CA stacking $800 FTB fees https://royallegalsolutions.com/product/delaware-statutory-trust-for-real-estate-investors