(People love deals)You have just forced $45,000 in equity.

By the way, that's 50% ROI right there- cash flow $60.000 per year or roughly $300.000 in five years - without a rent increase- with 3% appreciation and principal pay down you reach $1.1M in equity in year 5 (from 400k down)Before someone shoots me here - these numbers are very rough and just to illustrate the principal - play with the BP calculator for details. 

But you need to reconsider what you're trying to do if $97/month to access the millions in equity you need to make millions in proft you want is too pricey for you.My only other advice is to get out there and start networking.

I have a pretty significant amount in equity/debt investments for a graduate student.  

Long story short I ended up closing on this house for as little as $5,000 outta pocket, with no experience and having the house appraised over $200,000 with a little over $45,000 in equity.  

We are at a point that we would make around $5,000 per year in equity and $5,000 in depreciation.

Maybe you are making enough in equity amd appreciation to make it worth it. 

This deal cashflows, will have built in equity, and is in a great area.  

My credit is great and I have over $100k in equity.

Some have more than $1 million in equity while others have less.4.