If you slow down and wait till you do have that 20%, you'll probably be surprised by what you continue to learn and will be happy you didn't jump too early.

@Christopher Olson In addition to what people have already recommended, I'm constantly surprised what people post FSBO on craig'slist.

With that said my main roadblock (no surprise) is initial funding for whichever investment I may end up choosing.

IF you have a loan on the property you may want to talk to whoever is holding the paper so they do not get surprised. you might check on legalzoom it is entirely possible you can do it yourself. 

But investors are definitely willing to pay more.I'm in close touch with several of these transactions lately and it even surprises me when these deals close.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Don't be surprised, if they charge you double at that time.Good luck

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

This is the extra money you have in your pocket at the end of the month to either enjoy with your family or spend on unexpected expenses.  

It is rare to not find unexpected items and/or increased costs during renovation so $45k could easily turn into $55k.