Should I approach a private money lender and do an 80/10/10? 

But it seems this is a more conservative approach/more passive option which would be feasible while working full time.Another option I have been looking into is getting back into rentals (Class B). 

Hi Wilson,My clients can take a varied approach to investing.

Using a note/mortgage is the quickest and cleanest.

Its population is slowly increasing, it has very approachable purchase prices and it holds it values through the downturns.

It is still done all the time, but I would approach with caution.

Obviously, the best approach would be to map out all the interior CapEx items and their expected useful life.One more thing to keep in mind: exterior CapEx might be "covered" by your HOA fees, but if the HOA isn't well managed or there's a big unexpected expense, you might get his with a special assessment.

CBRE, Marcus & Millichap, VOIT, etc), research on LoopNet and/or call a local broker and pick their brain/have them send you comps related to the property types you're interest in (best approach IMO).

You can also use a blended approach that can add some defense to your situation. 

I'm looking for my first property. I found one and ready to put an offer. My agent told me that $1,000 is standard and I've heard a few investors put $100-500. Recommendations?