Exit strategy is refinance 800k, the projected rent roll is 10k to 15k. 

The BRRRR (Buy, Rehab, Rent, Refinance, Repeat) strategy might just be the game-changer you've been searching for.

@Briana Martin, there are different down payment strategies for future investment properties. 

They're the kind of pros who can dig into your plan, give it a good shake, and offer smart advice on everything from portfolio strategies to tax stuff.Sounds like it could be a game changer for you, right?

My rough strategy is buy SFH (older but (semi) recently remodeled B- to A- properties in good areas likely to continue appreciating and attracting good, trouble-free tenants) 0% down VA (may consider a small amount on second property, like up to 3% just to speed things along) and stay in it as my own primary residence until at least 10% of purchase price paid off and able to cashflow 300+/ month after mortgage, taxes, insurance and 15% set aside for repairs, vacancy, and maintenance (like I said, I'm not overly interested in rental RE, so I want to be sure it's lower effort and worth my time in return).

I also would throw in to be very sure this is an area you want to purchase in, and it's an area you can use multiple strategies.

I do understand that this strategy will mean lower returns as well. 

Anyways, we bought the land, cut the timber off of it and essentially got our down payment back plus some.

It's also one of the dumbest strategies to use because of the timing.

So the success rate using alot of these direct to seller strategies are low.