@Isaac Hayes I have never heard of a conventional lender doing this...you're looking at single family (1-4 unit) properties...unless you are using a renovation style loan or hard money, I highly doubt any mortgage originator using conforming guidelines would touch this...Down payment is skin in the game...a lender permitting you to retain your investment account without collecting your down payment?...

If you want to invest in rental property but don't have any cash of your own, there are still ways for you to get into the game.

If it can mitigate your cost of living over the next few years, will cash flow when you move out, and there's not extreme volatility of the industry there (just a steady slow down) - I think it is worth purchasing. 2-4 unit owner occupied's are the best cash on cash in the game and a great starter education into real estate investing.

Hey everyone, im on the newer side of being a real estate investor and seem to lose property deals to last minute circumstances popping up. would anyone be willing to help me iron out my game plan for investing?

Definitely put your foot down, hold firm, and don't let them play games with you.

If you do not like the rules of the game, then you do not have to play.

You can sometimes win this recapture game, due to one or both of the two factors: time value of money and difference in tax rates. 

I am a total beginner in this game looking for a low-priced first-time investment and curious if anybody has any good turnkey companies suggestions?

Through all of this, we've also learned that our property manager has some holes in their game.  

It’s a bit like a basketball player telling you have many times they dribbled the ball in a game.