So I know this already sounds like the question that's been asked forever in the real estate game, but how can someone come up with 25% of these multis for down payment?

I work on the east side and most of my investing is on the east side but I live further south on the west side now so I'm all over the place (: I do prefer the east side though. 

So I have done a fair amount of research on the forums here and elsewhere as well.Generally speaking, it’s common practice to provide a “preferred return” to your investors.

If a tenant 'disappears', it's usually because of financial issues and that they have already been served disconnect notices by the utility company and once power and heat get turned off, they figure that the game is over and move out, leaving a mess and broken pipes behind (especially in the freezing winter temps).  

I am still new at this game.@ Jay - I did look at raw land comps near the property (there is a few around her place), and they are waaay under her asking price. 

You can try to get them to give you a break on upgrades or closing costs if you use their preferred lender.

Since I am out of state, I don’t have any particular preference for Austin, Raleigh/Durham, Dallas or San Antonio.

Most are going to want some skin in the game until you have proven yourself with them. 

I am looking for a SECURE, reasonably-priced (preferably free) site that allows prospective tenants to fill out an application online and then have the completed application emailed directly to me (or give me online access to the information)?

Hello,I am generally new to the real estate game.