Just due diligence alone is tens of thousands of dollars and then you have title, attorneys fees, lenders fees, and on and on.There are some situations where you can buy a pharmacy for 5% down that has no annual increases in the primary term of the lease when you hit a certain DSCR on a BBB- plus credit tenant but you still have to qualify as a borrower and those properties are one in a thousand.Let's play out theoretically that you could buy a property with 2% down.

It will be interesting to see what happens with the institutional grade investors if we do have a small pullback.

Although, if possible, I would much rather stick within the higher grades!

This way you can start up grading your portfolio with hopes that it will bring more income. 

. - We are in a small town and are across from the grade school.

Lower risk and leverage, institutional grade real estate may be okay.

Learn what an investment grade property looks like and then spend your time and available money trying to locate one so your mentor can show you the ropes.

The cabinets we purchase are higher quality, all-wood, slow close hinges, and 30% the cost of larger stores - our cabinet store also provides pre-fabricated granite counters that are a few grades below the custom granite, but they look nice and are 60% less than granite stores.  

Dump trailer, Air Compressor,, 18 gauge Brad nailer, framing nailer and 25 gauge pin nailer, sledge hammer, contractor grade trash bags, gloves, eye protection, ear protection, plastic, painters tape, frig tape, list continues, about 100 more but my fingers are getting tired. 

@Anita Ahuja, there plenty of other opportunities out of CA, my clients are involved in institutional grade properties across the country.