Investing in a REIT will give you a lower rate of return than a well bought multiunit - house hacking is the easiest way to get in with that amount of capital - otherwise, you need more than that for the down payment - depending on prices in your area.

Purchase price: $125,000 (assuming offer is accepted)Down payment: $25,000 (20%)Financing: 30 yr @ 5% = $540 /moInitial rehab: $5,000Closing cost: $2,0001st yr Insurance: $1440Taxes: $120 /moInsurance: $120 /moVacancy: $150 /mo (8%)Maint/Cap-Ex: $270 /mo (15%)TOTAL EXPENSES: $1200Rent: $450 /unitTOTAL INCOME: $1800Cashflow: $600 /moCash on Cash: 21.5%Here is a link to the listing if it may provide more insight:Quadplex ListingThe unit is located on a decent street in a very small town (<10,000).

I would additionally have enough to cover 6 months of mortgage payments (including tax and insurance).   

This was great for me since it allowed to renovate each unit one at a time without making me pay the entire mortgage payment each month.

save yourself a lot of grief and have an attorney or mlo underwrite your loan I don't know why you would want to lease for a year and then seller finance with out an option to buy and a hefty payment Is your market not appreciating?

Either the property comes under contract or in the event of a HUD home, the property will get postponed several times before it is open to investor and then it gets pulled from the site.When I inquired of one of the realtors that has been very responsive and accommodating re: the payment of his fees, he stated that the "seller" pays his fees.

http://access.tarrantcounty.com/en/tax.htmlThe Property Tax payment application will be unavailable Sunday, May 5, 2019 from 12 a.m.

Since I can acquire off market deals with 15-17% cap rates I have no problem paying a premium for high interest rate with a smaller down payment.

I had an owner with $300k of equity on a $450k house, tell me he got behind and lost his house to me in foreclosure because his girlfriend is super hot but really needed bigger boobs, and not making his payment was the only idea he could come up with.

-or conventional investment loan at 25% down ( I have just under 100k but with 25% down & rehab work I won't have much money left for other deals unless I use VA financing to move into a primary home (another 4-plex) then I could have 1 official investment property and 1 primary aka another 4-plex for a total of 8units)For the tenant situation, I'm thinking I should put them on a month to month lease for the time being since they are already living here and they can help me pay for the hard money monthly payment which is $1,584.98 while I get the 2 vacant units stabilized.