Later on if you want to venture into commercial multis you could save the cash flow, cash out refinance, or 1031 exchange any of these 4 plexes, and by that time you will be much more experienced in multi-family investing.

I'd venture to bet about 95% of the folks in these forums would give anything for that kind of success!  

@Matt HauthI have a web development business and co-founded a payday lending alternative company.I'm actually in the middle of an venture accelerator program for a crowdfunding concept targeting local businesses.

you have a few options.. in high priced west of cascades markets No cash means no luck and no business.now you could venture out to old logging and fishing towns in rural WA... and probably scare something up in the rental realm.. but those would be basically non appreciated assets and really why own them anyway... with no money your 100% leveraged in the rental realm and as such cash flow with be minimal.. so unless you can seriously scale I think its a complete waste of time and energy.If you want in the RE game and have no money best way to get in is to get licensed and go to work for a top producer getting paid to learn.. and learn in a manner that is sustainable.. this no money down stuff can work in some situations but its not a consistant or very productive in our markets here on the west coast.. too much cash competition.. that's the reality.

Dean, You make a great point and this is the reason why I am looking for an attorney that will be able to help me draw up some type of partnership contract, a joint venture contract so that everything is in writing and no one can say they don't know their roles in the partnership.

The proposal is to raise capital into a already formed non-profit organization which has been doing consumer credit counseling in the past through a joint venture.  

If you already exhausted your own market and want to venture out and don't mind getting less from the deals, then by all means go turn key., but I would suggest buying larger multi-families where you can put in property managers and use economies of scale. 

In general, lease options are popular in a buyer's market.I would recommend you use another creative financing tool - joint venture maybe.

As a young person/21 years old who really doesn't have that much experience in these matters, I feel that the best I could offer at this point would be my services as an MLO, or any capital for other investment ventures.

Getting knowledgeable enough to make the required money with stock trading makes it another business venture in itself.