@Oles Street A good way would be to learn about what you want to do first by reading books and listening to podcasts, and networking with experienced investors. 

finally, do all of the nonrecourse lenders require 40% down?

Once you are established and can start using your equity it can snowball but, it takes time and lots of building.Read everything you can on BP and look for some good Real Estate books. 

Close to getting final approval, about 4 revisions, involving architect, civil engineer, arborist, gas line designer, and some other folks.

When a good deal finally came to market I made a full price offer sight unseen within minutes of it being listed.

Since I spend a lot of time in traffic, I have had plenty of time to listen to audio books, and one that has really inspired me is David Greene's "Long Distance Real-Estate Investing".Hoping to hear from others who have invested out-of-state without going the turnkey route, others who invest in Columbus, or anyone else who would like to network or share experiences! 

I've finally decided that I'm going to do whatever I can to get that first deal, starting with a little bit of accountability from posting to this forum. 

So many of the books and podcasts say to get outside your comfort zone.I’m making about 5.5k a month.

After a long 4 to 5 month escrow we finally got the keys and started tearing things apart.  

So I'll add here that you're better off starting by reading multi-family books (including two of David Lindahl), listening to podcasts, asking questions on BP, networking.)