When you only invest in one or two, the returns could end up anywhere on that bell curve.

I look for non-inflated markets and work aggressively on the deals and finding my types of sellers.

Quote from @Paige Seeley: @Jay Hurst even with 20% down, what non conventional options are you talking about? 

You would have to go after the one individual for non-payment and you could only remove the other three by going through the legal process like you would for someone on a verbal agreement, which puts you in a he-said, she-said situation. 

The narrative that these are cash flowing properties is aggressively pushed by everyone who benefits from these transactions...turn key operators....brokers....pm's but its incredibly difficult for the non hands on buyers to operate these homes for a sustainable period of time.

Absolutely you can, I rolled over my IRA into a fund making double-digit returns. 

The reason the answer is framed this way is because when you take a HELOC out to make repairs on your personal residence, you are allowed to tax the interest deduction on your Schedule A of your 1040 income tax return.

I worked for a US retail company that had a policy of accepting returns no questions asked and even when I accidentally uncovered someone seriously abusing the policy, my bosses wouldn't pursue the matter. 

Construction costs have gone up in SW FL - but we still have not pushed that onto our investors - leaving you a very nice return on your investment.

Just be sure to research your target markets carefully to maximize returns.