You’re wrong.

@Jack B. this is my opinion and I might be wrong but on the subject of inventory I think it is going to come back after the forbearance moratorium is over.

Set up an escrow account and you're right around 11000.I could be wrong and those are certainly round numbers, but buy downs pay off over time, not up front and all the parts to getting a loan title attorneys, insurance agents and appraisers add up. 

You might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

There is no wrong way to go about it, you can use OPM or "other people's money" or utilize a government downpayment resource or look into FHA loans to see if you qualify.For a first step get in contact with a mortgage broker to see where you and your financials stand as far as obtaining leverage on your money. 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Personally all my tenants have been paying; they are responsible people who know right from wrong-it seems many don't especially in the big cities.Wish we had politicians who know right from wrong-and yes LL's too.

And above all just remember that even though the investments you are looking at are super duper cheap, you can still lose money on them if you buy them wrong.

There's no wrong way, just pick a direction and go!

I feel like we are getting the wrong advice from a local banker.