Owner occupied (3.5% down), second home loan (10% down), partner with another investor to reach a combined 20-25%, talk to small community banks. 

I was surprised to have found a few of these in my local area and was able to leverage one recently combined with seller payed closing credits to get into a property no money down. 

Hey Gerald - most hard money lenders will front the entire acquisition + rehab costs and you have to cover 20% of that combined cost as a 'down payment'.

Purchase Price is $320k, combined rent is $3,170, assuming 8% vacancy, 5% capex, and $50/month for maintenance Managing the property myself.

SoCal alone has more housing value than Texas and Florida combined.

If you are willing to do some work and earn your sweat equity, you can combine renting out rooms with a cosmetic live-in flip to take advantage of the appreciation we usually see in this market.Good luck!

I'm having trouble combining the effects of inflation that has already occurred vs what your anticipation for the future is.Thanks in advance!

A more relevant marker would be monthly cash flow.  1 door fully paid off could potentially make more than 5 doors combined with high LTVs.   

It requires no MI and is available at up to a $650 loan amount (prior to COVID we could go up to $850k on this loan).The other program is a second mortgage that we can combine with either a jumbo or conforming first mortgage for aggregate financing of 90%. 

You combine this with large IRA and HSA  and health care premiums and my tax payment is a fraction of what it once was.This is great for tax but now we are ready to buy a new home and even though we have strong cash flow, excellent reserves/credit - tax returns are not showing the profit.