Thanks Ryan for the wonderful tips!

If you keep shopping around, you should certainly be able to find some lenders willing to do 20%.

Any further tips and insight regarding either of these areas of rentals would be greatly appreciated.  

I have a auto body shop that is located in a D class residential area, it was own by my grandfather, he is getting up in age and he is passing it to me. he hasn't done body work in years, he just have been renting the place out to some guys he know for like $220 a month. the utility are still in his name also. my whole idea is to come in, change things around, do the proper things, have a actually lease agreement written out for the tenants, with the new rate increase and rules, there wont be anymore of the late rent payments, there will be a late penalty, the utility will be in the tenants names,I plan to put a security system on the property, I'm new to all of this , its my first property I'm open to advice, suggestions, ideas on what I should do.

The warranty deed tip helps a lot!

I want to start an event or meet up, but I am looking for more advice, suggestions, or tips from others and what they have learned from their experiences.

You can also check their reviews online at Google, Facebook, or Yelp.

One tip is closely track your interactions with any potential investor, but in any circumstance when you enter into the syndication/private investor arena you need to be familiar with the rules so that you do not blow an exemption or break the law.

Here is a link to the online petition. 

You can work with a mailing list broker to get recommendations - it shouldn't cost you any more than the on-line systems.