I agree with @Jeff S.

@Thomas S.

@Thomas S.

So far I've been relieved to own them in cash because the first 12-16 months I had to fix/replace/upgrade a lot of things that the previous landlord(s) neglected as well as deal with some bad inherited tenants.

Hopefully I can make my first deals unlicensed and with out an LLC/S corp. 

You can also expense the portion of mortgage interest, real estate taxes, homeowner's insurance and exterior renovations based on the percentage of the property which is comprised of the rental unit(s).Example 2000 Sq Ft duplex.

The tax hit can be a lot to make up right off the bat.Personally, I have converted most of my old 401(k)s to a Self Directed IRA, and I use that to invest in multifamily and self storage syndications.

I've started looking at the Columbia area and have heard if you live out of state the property taxes are 6%.  Is that really the case? If so how can anyone make the numbers work?

@Rivy S.

This question is a little too general to answer with one loan option.Alot of it depends on how you get the property, if from auction or wholesale they generally want cash, so you will go hard money or private funds, and then do the refi.Different loan options for different strategies, if your going to live in it, that 's the easiest and cheapest financing.I'd suggest describing how your going to be buying a house and then ask out how to get that house.