However, some investors don't mind this strategy if they prefer not to put a lot of liquid in up front and plan to refi out within a few years of closing (which seems to be a great option with the talks of the FED reducing interest rates this year).It really comes down to investing in a growing market, in a good neighborhood & building a great team to support you.

I like the way you are thinking, but it's a little apple before the cart although you seem to get that you need experienced partners to make this work.

This seems unrealistically low for a 40 unit property.

Is this something I should take in consideration? 

Just check the facts and figures.Like you suggested, there are various opinions, which are all valuable and it's great like that.

--> This is my plan.

I'm just gonna leave this here...

Not necessarily i could do the 20% down for the right place, but less than 20% would be nice, I’ve been saving for this situation.

I have most recently read in the last 2 weeks, Poor Dad Rich Dad and Bigger Pockets Invest In Real Estate the Ultimate Beginners Guide to Getting Started.

Then, if or when you decide to sell, you’ll have valuable insights to apply as you roll those proceeds into your next investment property.