If family, work and sports have prevented you from starting you are not in a position to start.

Unfortunately, I am not in the position to offer cash, but I do have the funds for 20% down.What would be my options for this scenario? 

Good afternoon BP,I have been on a tear as far as consuming real estate investing information (BP podcast, books, forums etc.) while I pay off debts and get my credit & finances in position to make my first deal.

From a cash flow position it screams buy opportunity.

You should end up with about $2,500 a month positive cash flow.

100%  financing and positive cash flow. 

If you have long term low rates you are already in the best position you can be in.

I definitely plan to use my va loan...and was planning to use it for my 1st property...but if I can get this property in the position that I want it....I'll go for it....I have the downpayment...really just want to see what the best loan option may be for it.

If not a lot of equity then can still use it as down payment/reno costs2) Hard Money Lender - The one I use doesnt require you to put down cash but will put a second position lien on your personal residence as your "skin in the game" - So if you dont have a lot of cash this is a good way to go.

I guess I should focus more on the positive cash flow then.Thanks again Jay-Z #seewhatIdidthereDK