If you want to tackle it yourself there is lots of information in the BP Free How To Guides.Regarding the down payment, typically investors put as little money down as necessary to still provide the cash flow desired from the property.  

I felt all means of income were absolutely unfulfilling and absolutely draining of any desire to continue and also, despite the fact that I was willing and ready to delve into this hopelessness because I thought that’s just what you were supposed to do, I couldn’t find a decent paying job that could even pay the rent and bills.

Based on the # from the foreclosure, plus seller's desired cash, plus estimated repairs, I'd be too close to ARV to be worth it.

If you have a website it should be posted prominently on its own page.We can list off our desires and wants all we want, but if all the information doesn't register with the agent then they're likely to only pick up on the information they want to hear. 

Additionally if you dont have $50K, then there are plenty of opportunities for duplexes to fourplexes in the $200-$400K range in less desirable areas.

If you got a no money down deal on a MLS Property, the chances are either the seller was extremely motivated or the property isn't in a very desirable area.

Keeping that in mind if I focus on the area that I know the best (small multi-family), in the locations I know the best (Tucson and Phoenix), I will be able to analyze a deal effectively and determine if i am able to get the return that I desire. 

We opted instead to do minor renovations (paint, update bathroom, new roof, clean) which obviously increased costs but gave us an even higher than desired/expected ROI. 

That lets you build some more funds and puts you at a less risky position when you do set out on your own.More of my standard advice: If you're going to jump in on a property in a less desirable neighborhood be sure you're comfortable being there at night.

Ive been looking in mobile homes in good desirable areas but not too sure how well mobile homes sells in general.