They're inexpensive 4-plexes relative to other non-hoa buildings across town, but I still find that they cash flow well. 

Arbor has a SFR non-recourse program that may be of interest. 

@Matt Watson, it is not a difficult transition to non-renew as has been stated above.   

The more I research and network, I am coming to the realization that they are almost non-existent unless I want to put up a down payment for 650k+.

I have watched a bunch of you tube, I have listen to the note queen. I really don’t want to put out 800.00 or more dollars to learn how to do this. Any suggestions. Tim

@Alina Trigub thanks for the tag.Generally, PPMs are not required where you take funds from accredited investors only—they’re technically only required where you’re taking funds from even one non-accredited investor.

YOu can look for non-performing notes, 2nds, be a lender, participate passively, etc.The landlord and rehabber are just the routes that most people take.

Purchase price: $300,000 Cash invested: $300,000 This property was purchased while I attended medical school.

Inexpensive properties can also get your 401k in the game, possibly in conjunction with non-recourse financing.

The lender is offering 20% down loans for 2-4 unit non-owner occupied investment properties.