Timeline short and sweet.2006 - Bought my first property - Condo in Raleigh near NC State(nice area) 10% down financed the rest, Barely cash flows each month.  

I'm a looking at a property right now that would barely cash flow with 0% financing.

However, I am now facing a new challenge.

Funny what you can accomplish by having a bit of face time.I've got two properties reserved at the moment and both are undergoing the repairs and renovations needed to get them rented.  

There are also non-paying tenants in those areas, too.To me, the two keys are (1) to hold out to make sure you are getting a deal on the front end and then (2) to partner with the right property manager.Since you mentioned $20k to $60k, I will tell you that the lower you go, the more challenges you will face even when you find a great deal and select an awesome manager.  

I am also facing with the 20% conundrum.

Just barely starting and scoping out different areas to begin. thanks

If you haven't done so already, I would highly advise that you and your client attend several local real estate investing meetups and meet some wholesalers face-to-face.

What deferred maintenance are you facing?

Sure I could demand him to get a payday loan to pay his monthly rent or else face eviction.