If you are going to buy you ought to buy apartment complexes or 3 or 4 unit houses and be a home hacker to get you started if your cash is low and you want to deal with a Bank that does that type of loan.

Easiest is to house hack either multi door or single door using FHA low down, move every 2 yrs and repeat. 

You might find someone willing to lend you money if the loan to value is low.

For the first three options you want something with low volatility that will beat inflation, so TIPS or a money market.

The total credit card debt I have left, i've calculated that it will take me 6 months to pay the rest off if I budget correctly minus my student loans which the interest rate i have it super low its like $100 a month.

The entry point in these markets are low and rate of return is much higher.  

Brandon’s book on investing with no and low money down is a good one, along with millionaire real estate investor and the one thing.

Currently, I'm reading the Bigger Pockets books on investing out of state, and financing with no or low money down. 

I can crunch the numbers for cities that have the best cashflows, but then the appreciation aspect was relatively low.

Still hard to find.I would warn you though, so many overpriced "deals" around here are sellers waiting on "california money"  (Out of market players who will accept ridiculously low returns, or no returns, or buy crap neighborhoods with no hope of appreciation).This 10 year run in us real estate is a by product of artificially low interest rates, so we are not sure if it is real!