I have been researching real estate investing for two years, I find multi-family housing appealing.

However, rents remain strong, there is an increasing pool of new people needing housing, and those coupled with appreciation make this an appealing market.

What really appeals to me is not having any closing costs.

At this point I have the equity la plays as well as some good cashflow plays due to buying lucky but I am seeking some lifestyle engineering plays so cash flow deals are more appealing.  

Which makes Wholesaling and/or Flipping appealing for me to build up cash now so that when my boyfriend and I get ready to buy in 6 to 12 months from now we'll have more than a $20K to $40K as the downpayment (that is our current range of downpayment btw, between $20K - $40K, but the less the better without needing to resort to having a PRI added on).I'm worried that if I choose to do a flip in-State it will then disqualify us for the First Time Home Buyer programs.

This is not to say I’m incompetent, this is just me acknowledging a weakness that will either bite me in the bum or make me spend three times longer than the average person is to complete such a task just to get it correct (for example, if my mom wasn't doing my taxes for me I'd just pay someone to do it for me because spending three times longer than the average person or risk messing up is just not appealing to me).

These things appeal to most entrepreneurs...  

For better or worse its already gentrifying, there are a lot of cute New England homes waiting to be renovated, you've got the cute new town-center, and the tourist appeal of wollaston beach... it's where I'm putting my money.While the area is a bunch of families and you'll probably find plenty of wholesome renters I'm definitely with Account Closed on tenant screening, though.

It might make the deal more appealing since I'm needing to go so low.

The thing that was appealing for me is that the property that I am looking at is in need of some immediate updates (need floods currently just concrete) before I can put some renters in.