My understanding is that for a SFR, 20% down payment and for MFR its 25% down payment.

But I can't even get a small loan for a down payment on a duplex. 

The price is not the only variable in the investing world, there are the terms also, how much will your monthly payments  be if you buy a property for $700k at 4% or $500k at 7%?

@Prashanth Prash, I can't speak to what others are doing, but I just closed one where the borrower's entire $70k down payment, closing costs, and PITI reserves, on an investment property purchase, consisted of borrowed money secured by her primary residence as a private 2nd mortgage.

I just ran a property that I would love to buy if I can find the private money or possibly the hard money at the right rate and ran it through the BRRRR calc.All looks great except when I look at the financial projections section I see the following...50% Rule Cash Flow Estimates Pre-Refinance Total Monthly Income: $2,850 x50% for Expenses: $1,425 Monthly Payment/Interest Payment: $600 Total Monthly Cashflow using 50% Rule: $72 50% Rule Cash Flow Estimates Post-Refinance Total Monthly Income: $2,850x50% for Expenses: $1,425 Monthly Payment/Interest Payment: $556 Total Monthly Cashflow using 50% Rule: $869Am I missing something or should the total monthly cashflow Post refi be that high?  

Unless you want to pay all cash, use leverage and a 20% down payment has you in the $250-300k ballpark.

So how is the normal things included in the Hoa payment like water, sewer, garbage, utilities, etc getting paid or taken care of ?

When you sell the property the new owner takes over the payments because it is added to the property taxes.

How long -- Time on the market and price (reduction) are close cousins -Price softens as time moves on and motivation and reality is realizedEverything will sell at a price -The first thing I'd want to do is get the history of the property - how long on the market, why is it vacant - what's the reason for selling - is it listed - look at listingWhat is the mortgage balance - is it current or in the arrears - What other liens or obligations are on the propertyHow many owners - decision makersWhat is the commission - will agent splitAre they open to a reasonable and creative offersDo they want any profit or to just get it out of their nameCan down payment be paid over time -How much paper with they accept - delayed payments - principal mortgageWho is the decision makerHow fast do they want to settleEverything is negotiable - CONTROL IS KING - learn how to control real estate - it is a short cut to cash flow - it is the best way I know of assigning properties.Who controls real estate - An agent with a listing agreement (treat them well - they are in control for a period of time)An accepted option agreementA buyer with an accepted contract of sale with contingencies

You gave a down payment.