I dont like when folks tip toe around pricing.

It's best to transfer rounded amounts (like $2,000 instead of $1,834.45) and infrequently (weekly or monthly).Commingling means paying for personal expenses from business accounts or paying for business expenses from personal accounts.

The real work does come in with driving around like you mentioned, maybe being creative and showing properties they may not have thought of, and articulating different ways to offer on a property, just to name a few items.

Reach out to a few and see who you like. 

I know a lot of sponsors like to build a relationship before talking business.

But like others have states, 5% down conventional is now an option and IMO is the best route. 3.5% FHA will come with points of 1.75% that typically gets wrapped into the loan.

There you can meet other like minded investors. and possibly find a mentor there.

Bottom line - it’s like any other investment.  

Like @William Collins said, there are opportunities out there but if you are too excited, you will overpay and then be stuck digging yourself out of the hole. 

If you would like to join me or assist in my journey of buying my first investment property, please feel free to reach out!