learn "Power prospecting".learn to represent yourself.study all expired listings in your area.Go to housing court to find motivated landlords.attend real estate auctions, take notes, network with other investors.DON'T bid unless  you are sure you can get it wholesale.Trust only your Mother. be kind, smile and have fun as you learn this business.Charlie

As already mentioned you can get another FHA loan but if you were to go the conventional 5% down route you could look for a single family home that has a basement or mother-in-law suite that could be made in to a secondary living area and rent that out so it would function just like a duplex.

Thank you A couple of tips: - Looks for things in the listing like Mother in law suite (those can be hidden gems) - Make sure it's separately metered (you don't want to pay your tenant's utilities) - Find a great agent who knows your local marketHit me up if there's anything I can do to help you out here in Indy!

He was a wonderful man and through his hard work and amazing character left our family with just over $500,000 and my mother lovingly lended me and my older brother $250,000 to split.

Im looking to buy a home for my mother. 

Then I found a multifamily property sale that was canceled and the sellers (estate sale after death of their mother) were eager to sell it.  

Sure, multifamily works, but everyone and their mother wants those as well.

Yakima ave in Tacoma.http://www.komonews.com/news/local/Tacoma-mother--263124701.html

Converted a garage into a bedroom & bathroom, added a below ground pool, ADU/mother in law suit, raised the overall construction C2, C3, C4.Just be careful on what you spend versus what you want to get back because most kitchens are like brake pads at some point it's just a required replacement.

Our mother-in-law gifted us $60,000, for my wife and myself, $10K to me and $10K to her via the annual limits, with a $60K note, but with $10K forgiven to me and $10K forgiven to my wife over a 3-year period, totaling $60K.