My reality or fear factor side is telling me I don't really have the $6500+ down payment, plus closing costs readily available.

How much you pay for the property and how much repairs will be are also numbers to factor in.  

I was able to get the seller $10k lower and factored it into my numbers.

Purchase price is the most important factor.

I'll be shocked if you can actually get much cash flow out of them (unless you are putting 50%+ down payment) once you factor in the taxes and high HOA fees but sounds like this is more of a lifestyle choice.

If you have not, great books to read are:-Rich Dad, Poor Dad-The Millionaire Next Door-Cash Flow Quadrant -Tax Free Wealth-Set For Life-Rental Property Investing-The Millionaire Real Estate Investor-The REAL Book of Real Estate -So Good They Can’t Ignore YouYou can also click the network tab and look for events in your location to start networking with other investors. 

We did not end up doing it (for which I am very grateful now because I knew nothing about renting at the time and now think it would have ruined me for ever renting in the future) however it planted a thought in the back of my head that drove me to do some reading now in 2021. 

@Juan V Lopez  Yes, start with asking the seller because that's the deciding factor. 

@Jay Hinrichs in Dayton I am paying 15 to 30 K per door depending on a variety of factors such as rent rolls vacancies leases etc

When you factor in that @Brandon Acevedo is having a "family member is getting the hard money loan for me.