You also have enough to buy low balance 2nd mortgages however that is only worthwhile if you have good risk tolerance, since things can easily go wrong on a single note (risk is spread by buying multiple notes).My first note was 16k, and I lost a ton of money.Second was 4.6k and made tonsThird was 2.3k and made 22k-ish profit4th was 7k and earns about 25% returnSo with 20k you can get into notes, but you have more risks.

I wanted to be loyal as I've always gotten great service from them, but you have to consider the product and how painless for you it is.I encourage you to seek out and compare different lenders.

I am a first time home buyer looking to purchase a single family home I can live in for a few years then turn into a rental property.

@Renee R.I've mentioned it in a previous posting, and other people claimed to have good success but LVT (Luxury Vinyl Tile) is a pretty awesome product.

I own single, multifamily and commercial properties here in toledo, only one of my properties falls in the range of needing to be inspected and lead safe.

It is NOT a duplex, but independently built single family homes with their own garages.

we're  pre-qualified for our next purchase but not sure if it should be another single family or multi family unit.

When looking for mailers, I highly recommend looking for a product that will get you to stand out.  

I live about 6 hours away from where my rental property is located and plann to invest in that area due to the price of single family units.For the no money down option for home purchase I'd look at VA loans if you qualify. 

If looking purely for investment purposes townhomes and single family homes zoned for short term rental are an option and may provide a more predictable occupancy profile provided it is properly managed.