We have great, low maintenance tenants, who we believe would likely sign for another year, if we don't decide to sell the property.  

Seems like a good low money down strategy that i may be able to take advantage of.Thanks for you reply and your time.Tom

You will want to do some research here and make sure that you are comfortable with the (albeit very low) risk of triggering the DOS clause that is in most mortgages. 

There's a high demand for a low inventory of single family fixers.  

It doesn't sound like you want a consultative, seasoned agent but just someone that can get you into the door of the properties that you want to see.  

Of course there's the rare unicorn mentioned above.Investing with low and no money down doesn't mean you can't have any money..

Here's the low down:250 Units, Evansville, IN | Class C+/B- AssetAcquisition and Assumption of Existing Debt (35yr Amort at 2.93%) + Mezzanine Note + Equity of about ~23% Equity Raise: ~3.1 Million (our own cash + limited investors as well).Plan: achieve cash on cash returns in the mid teens (going in 8.55%), IRR of 15%+ and 2.25x over a 7 year hold.

Here's the low down:250 Units, Evansville, IN | Class C+/B- AssetAcquisition and Assumption of Existing Debt (35yr Amort at 2.93%) + Mezzanine Note + Equity of about ~23% Equity Raise: ~3.1 Million (our own cash + limited investors as well).Plan: achieve cash on cash returns in the mid teens (going in 8.55%), IRR of 15%+ and 2.25x over a 7 year hold.

Save for 7-8 months and get my 20% down of 10k on it and go to a bank which isn't my favorite option or maybe since I was reading on here that life insurance company's have a very low interest rate and like to invest in multi family buildings that would be another good option.

Your income source will reduce 1/8th.In areas with seasonal jobs like Tahoe, most investors feel they are blessed that their tenants called them that rent will be late.