There are programs available with down payment assistance.

Think of it as an Interactive/Live Mentorship program that makes you money from the start.3 - The Power Team you lack now...and is so importantDO NOT approach this with the idea that you should just start out and learn along the way.  

So here I am, future rehabilitation center therapist, graduating from a graduate program in two years, looking to obtain a FHA 203k loan to move into my own investment property(duplex, triplex, or quadruplex) with only 3.5% down(the terms of this loan) and obtain rehabbing financing.

One thing to remover about the big banks, in addition to their own extra overlays on loans, their loan officers (a least in FL) don't have to be licensed MLO's, just receive their internal training/sales programs.

They have programs for 10-15% down, on your first 4 properties, I believe. 

Save your money on mentor ship 'guru' programs.  

Most stated programs only offer 3/1, 5/1, 7/1 Arms. 

If you do not have the required credit for the $50k program they cannot provide the guarantee.

I have not joined his Mastery program. 

Both Freddie and Fannie has small balance loan programs that handle as low as $500k loans.