Get an equity debt loan(a partnership) with someone who has done this before. 

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.

Within the next 5 or so years I would have the opportunity to relocate to a new city for my job, so I am thinking this would be a good way to begin gaining equity in real estate, live with friends while I'm still relatively young, and have their rent payment help pay off my mortgage.Sorry for the long post, hope that it is at least comprehensible.

I’m a very hard worker and a huge believer in providing “sweat equity” in return for knowledge and firsthand experience.

I’m a very hard worker and a huge believer in providing “sweat equity” in return for knowledge and firsthand experience.

Since it is your equity in the property that is actually "buying" your cash flow as opposed to being generated by the property you are not sacrificing anything by transferring that equity to another property. 

If you can buy great deals though, say 70-80% of true market value you can have a safety gap between your debt and equity.

We do have enough equity.

It get even less efficient when you consider cash on equity, which is really an opportunity cost calculation. 

Occasionally you will find someone who: 1) can't afford their property anymore and is tired of the struggle, and 2) have enough equity in the property that you can make them happy while still buying at a discount.