I only have a 3-4% down payment for a house so my main way to start investing is first time homebuyers programs fha but I want a property with equity.

The exception is that 21st Mortgage has a government backed Title I program available to them that they do not use much.

@Fred Stevenson, I would like to discuss your thoughts and concerns:1) The flood insurance program (FIP) was a huge question mark before this happened. 

It works more like a "program" with-in excel if that makes sense, with buttons and a great visual layout of things.

His program on wholesaling looks somewhat promising.

Medicare is a federally funded program through the State.When you call the law firm filling the tax sale ask about your first 2 questions.I gather you are trying to buy before tax sale.

It will run all your office programs and they convert back to your PC by using One Drive. 

We would like to create a referral program for family and friends so anyone who refers a new guest to us receives a discount on their next stay and the new guest receives a discount. 

What did the program cost?

In the meantime though, it might be good to develop a relationship with some good loan officers so that way they can steer you in the right direction and let you know what programs would work best for you.