@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. 

Absolutely get your boots in the house....

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.