I'm not sure if anyone of you high rollers have run into this problem, but getting a mortgage on a $60k rental property is brutal!  Investment properties usually require AT LEAST 20% down so that makes my loan $48k, and many require 25% which puts it at $45k.  Most banks won't touch anything under $100k, and even the ones who do have a floor of $50k for their loan amount. Naturally, I've contacted several Credit Unions and even a lot of them cap it at $50k and I've only been able to find 1 or two that will do less, but the rates leave much to be desired.  

The house is a 3 bed 2 bath half duplex, selling for $60k and can rent as-is for $900 easily and up to $1100 with about $10k in repairs.  All in, I'd be looking at ~$350 a month of cash flow if I could get a solid 30 year mortgage on a $48k loan, unfortunately, that's easier said than done. 

I was wondering if any of you guys had advise for a newbie like me in this situation (having only $20k to invest with really limits my options on this one).  I'm in the Dallas area, so if you know any good local banks or credit unions, I'd certainly appreciate that too. 

Seems like this price range is a cash-buyers market unfortunately.