It’s true that you can have a 10 percent down and have it classify as investment property for tax purposes as long as you can meet the irs definition of investment property while also meeting your lenders occupancy requirement. 

On the other hand, most true investment property loans are going to require at least 20% down.I also recommend that you network as much as possible with other investors.

I would love to be all in on one for 20-25k cash and bring in 1000/mo as a buy and hold, but that seems way too good to be true.

And that is true, but that is also sort of like saying "to mitigate the risk of investing in Apple, and relying on their decisions, I will start my own tech company" (okay, that is a bit extreme, but you get the idea).  

Quick tip: When you find a meetup that interests you, check the organizer's post history and engagement in the community - it's usually a good indicator of their true intentions.

Then I told him if he doesn't know enough to even ask a full question, he probably doesn't have the reps to buy this now (obviously true and not debatable).

It seems some of these numbers are too good to be true.

However, it's definitely been tough to find solid deals that cash flow well as of late, at least on the long-term side I find it to be true, and counting on potential increased demand is a tough investing strategy. 

Let me know this is a scam sounds to good to be true and thanks in advance!

It's tried and true!