@Peter Moser @James Myers Have either of you tried this method?

If these deals were single families I would do a reno in a heart beat because the "BRRRR" method works well with the equity game.

Being in a military, there are many obstacles and I'm not so sure if it works for me but taking some actions are my first steps.

I purchased a 4-family last year using this method and would do it again in a heartbeat.Student rentals can be lucrative because they rent by the bedroom, but are hard to come by.

Thanks for the mention @Jay Helms  Hey Cory,You’re a smart man for taking these steps before you make a huge decision. 

But to become a part-time fundraiser on top of that; the children and/or a social worker need to step in and help with form filling, contacting agencies etc. 

Bank just called me and told me I need to establish more credit and have 20% down to get a loan for investment properties so I’m asking what is my next step now?

The next step is to take action.

I both sell and purchase properties via the lease option method and one of my protections as the lease option buyer is knowing that the seller / owner cannot sell or refinance the house out from under me as long as I have that recorded option against the property effectively creating a lien. 

If you don't mind, I'm going to share with you a step-by-step guide that commercial brokers in NYC like myself would use:1) Check market demands: Before anything, you'd need to find sales and rentals reports for your neighborhood and check the current inventory.