If anyone knows a lender that would be able to loan us enough to pay off our immediate needs which would be around $17000 with 1 low monthly payment for 12 months both my husband and I would be very appreciative.  

As investors we're always trying to get properties for as low as possible.  

I am in the DC market and right now I am not buying because all entry level homes in good or not so good condition are going for market rates and I scratch my head to see how some people are making $ without cutting corners on the rehab.

Interest rates are historically low.

If you would like to know more about me and determine if I am able to provide you with the comfort level you need to move forward you can visit my website at charlesweberconsulting.com.

I deal in SFH with rents 2-2.5x the "low" end rents for my area.  

I'm independent, no debt, no student loans, very low tuition (with financial aid grants), rent of $500 per month, credit score above 750 and a small chunk of change saved up in the amount of $15,000. 

I know many have been successful investing out of their local area but I personally just can't find a comfort level with this...I'm too much of a control freak! 

I agree with Evan, you could buy a 4plex with a low down so long as the cash flow ratios are right.

Of course you could look at lease rates on Loopnet and Commercial Search, but I like the low tech approach of going to an area and walking into a business of a similar property and just asking them to be kind enough and help you with some market research and tell you how much they pay in rent.