Many investors in your situation also explore seller financing or subject-to deals to minimize upfront costs, especially if they find a seller open to creative terms. 

Selling means giving up an incredibly cheap cost of capital, especially in an appreciating area like 28277.I direct my investors to 28277 all the time for appreciation-focused plays.

Aside from downpayment, you want to have a solid emergency fund in place, something that can cover unexpected repairs, vacancies, or any other random costs that pop up.I’d also recommend saving more than you think you'll need and keeping a close eye on your expenses.

That will cost you lots of donuts and coffee.   

Most my clients do conventional and some creative options for a bit extra financing if needed, saves a lot on fees/financing costs this way.  

It's certainly worth the cost of having him review the contracts and inform you of your rights.

i would love to buy a 3-4 unit that could both reduce my cost of living and cash flow. move out and redo the process a few times every year. 

If it costs $100,000 to install an ADU and it rents for $1,000 a month, then it may be worth it.

I made a few thousand less than expected but I figure that's just the cost of doing business sometimes.Based on my experience I wouldn't let the remote possibility that a homeowner might go into greed mode dissuade you from doing these deals.

Utilities cost $150 per month.