My issue is that I cant find properties in my area that are affordable and my 40k is not going to be enough for down payment etc.

Down payments however, are usually 25-30% depending on the project and lender you are working with.

I am currently trying to save up so I can have that 20-30% down payment, as I do not have much saved right now due to recently purchasing a home.

It was more about looking at areas that I thought would cash flow decently and provide double digit ROI.  

and2) rent credits towards your down payment because they want to make sure you’re not engaging too much with the seller in a seller financed agreement as part of the SAFE act?

I set it up to collect rent payments online (via cozy.co) and do regular yardwork, where I occasionally see them.

Cash offers are at the top of the pile, then large down payment conventional, then low down payment conventional, then fha/va, then fha 203k/rehab loans are at the bottom.

The property is worth 210k and I owe about 140k on it.I have another 80k saved up and would like to put about 60k towards my next property (leaving 20k for emergency funds, rehabs, personal fund etc.)I have zero debt (no student loans, no car payment) outside of the HELOC I had to purchase the first property I stated above and most of my living expenses are paid by my employer (car, gas, cell phone).I am based out of Central Pennsylvania and am looking to stay somewhat locally for my first few properties (Harrisburg, Camp Hill, Lancaster, Hershey etc.) and am not really interested in out of state investing.Just looking for some advice or input on what you would do next if you were in my situation,Any input and info would be greatly appreciated, Thanks!

I have two units left And my rehab will be complete however I am left with very little capital to continue investments with (down payment + rehab costs for 5 units).

We have used various methods to save up for down-payment funds: we set aside pay raises instead of consuming them, re-enlistment bonus sums, tax-free income from deployments, an inheritance check, the tax-free savings account while deployed...And so forth.