REebroker is likely your best choice. 

It Is an option on owner occupied loans where they Give you a choice of 3,5,10,15 or 20% down. 

That's not guaranteed, but it is the choice I'd make based on market conditions as I see them.

Pissed off you have no choice but to pay for 2/3 of the cost.A month later, this Frankenstein'd 17 yr old machine dies out again and the insurance company wants another $99 deposit to come take a look at it a second time.  

With stocks you don't have the choice of buying a nonperforming asset.

Can anyone recommend a good realtor that has excellent contacts with lenders, contractors, and PM?

*If you use and/or have a great/excellent real estate agent, you can lean on their ability and resources. 

Same thing re contractors;   the best materials in the hands of bad contractors can result in a bad job where bad materials in the hands of expert contractors can result in an excellent job.I agree that when I was new I asked the same questions as you (many others) questing for the "best tool".   

It is the difference between your adjust cost basis (acquisition +improvements-depreciation) and the net sales price.Your choices for tax mitigation on the sale while staying an investor would be a 1031 exchange. 

Folks seem very willing to dramatically pay more in these “affordable” markets in a feeding frenzy fueled by cheap mortgages and limited choices for house hunters.