Since they are successful with their business model, the bank keeps raising the limit on their credit line.This might be a similar option to portfolio lending to start small and eventually grow. 

The mentorship group had limited resources in Austin (they're really based in Houston/Dallas/San Antonio) so when we got involved with our first property, they could only recommend one investor-friendly general contractor, who was also an investor themselves.

Your local community bank will help you with that.With secondary market (FHA or Conventional) mortgages, there are limits to how many you can have.

If you can cover 1.20 or better, then you're in good shape. don't limit yourself to just regional players.

, and didn't really want to rent and waste my limited money.

@MarkIve been trying to read as much as I could but working 60 hrs a week weith a 6month old baby and a 1 1/2 hr drive each way limits my reading.

Shop it, for sure, but why limit yourself to local money? 

If you buy correctly,  you can wait 6-12 months: refinance,  pull all your capital out (and hopefully extra), lather rince and repeat until you hit your fannie/freddie loan limits. 

When your family gave you the down payment there may have been a recording of a gift or early disbursement within the estate limits.  

i spoke to my bank , they have a minimum of 70k with %20 down limit , this is a bit high for rental purchase ,or is it Not ?