@Ned Carey I am seeing potential out there but most are very low cash flow or close to breaking even.  

Again I have a low paying job and live in a high priced area... so thats why I'm hoping to go this route than a hard money lender.If all of this goes as planned and I flip enough properties for a profit, all of my proceeds will be put into a savings account and used to buy an apartment complex at some point in the future.So thats pretty much it, before all this I thought about doing wholesaling but know its harder to get sellers to sign their homes to you and I've never been a good salesman either, let alone any potential legal issues with it... so I don't think that's the right path for me.Any input would be GREATLY appreciated!!

The worst property on the best street with rents that are considerably low.

You could cash out 50% and have pretty low risk.There are a ton of benefits to keeping the property leveraged.

Risk is very low.

Most big money cars are all orIgInal have very low miles have number matching everything , have rare options ( HURST )and don’t get drove .

For a discussion of the roles of Fannie Mae, Freddie Mac (FHLMC), and Ginnie Mae (GNMA), see the Library.Fannie Mae's Community Home Buyer's ProgramAn income-based community lending model, under which mortgage insurers and Fannie Mae offer flexible underwriting guidelines to increase a low- or moderate-income family's buying power and to decrease the total amount of cash needed to purchase a home.

The splits vary, I've seen as low as 15/85 to as high as 50/50.

I wouldn't want it that tight based on a low renovation budget to begin with. 

LOW barrier to entry..