@Nick ZiasIf you can use someone else's money to increase the value of the money you already have, that's when you borrow.  

@Logan AddisJust buy it on land contractLand Contract OH https://www.dropbox.com/s/ni1vg2cqhvwe0k0/LandCont...and rent it out.Be careful who you lease w option to buy the property, properly vet the tenant buyer, no rent credits, and fill out a 1003 app, and get them to a mortgage person to see their borrowability (DTI, FICO, etc)Here is a 1003 app https://www.dropbox.com/s/wkzxn1j0re0ci3r/Mortgage...

Your cash may not qualify you to borrow from a hard money or traditional lender so you will need a partner or private lender.

I borrowed cash from my canadian corp to buy rentals all cash in the florida market.

Because sometimes a higher rate could be a lower cost of capital.Which of these is cheaper: 12% and 2 points or 16.99% and 0 points.Answer: It depends.In the picture above, the curved grey line represents your cost of borrowing at a given time at 12% and 2 points.

If you can and are content with the associated risk, putting the smallest down payment means you can use the money to make more money than it is costing you to "borrow" it.Generally you want to be able to ride out any short term swings in an investment that is not very liquid.

@Lou RuggieriAs Jared mentioned, once you're borrowing on a 5+ unit property, you're into commercial financing and you get no benefit from living in it.  

That there are detractors against note investing who either have an axe to grind or an ulterior motive for railing on them...That borrowers will do the logical, best for them solution. :)

@Steve S. why won't you borrow aginst your 401K?

If I borrowed 20K for up to 2 year, how should l consider some reasonable returns for the investors?