@David Tiefenthalerthe only low risk, low-money down strategy for a beginner is house hacking.i've done a few seller finance deals with low down payments, but that was after i was well capitalized and already owned several rentals. 

The lender will need to send an appraisal out to see what the estimated ARV (after repair value), in order to make sure that the ARV is above the cost acquired for that house + land.

I've seen protocols for houses that are empty and houses that are vacant and it's a huge difference in both scope and cost.

.- I have personally built two houses in Fraser, CO.

We have flipped a dozen single family houses in the past but want to develop a rental portfolio.

I really do think "house hacking" - people buying their first home and living in one unit renting the other 1-3 is here to stay and will become a bigger and bigger trend in the next few years - should push up values medium/long-term in the niche

Thanks An FHA loan is 3.5% down and you need to live in the house for at least 1 year.

I just saw a off market house for sale in Grass Valley a few days ago.

I consulted a lawyer and a few other investors to see if there was anything else to try to do, but they all told me the only way I was likely to see my money was if they went to try to buy a house one day they would need to pay off my "Lien" before proceeding. 

I have a good income producing job, however, I have a 6 member household with teens, preteens, and children who are eating up my house like Pacman, lol.