They went and canceled in 15 minutes with a lot of apologies.

You cram all your responses in to one post and save time/effort @user2That way you can thank @user3 for his commentTell @user4 their comment was uselessAsk @user5 to elaborate on what they meanAnd so on to @user6 and @user7.  

With $20k saved, you could look into house hacking—buying a small multifamily property (like a duplex or triplex) and living in one unit while renting out the others.

Take a copy of the lease, payment history and if you have one your receipt book.

An industrial condo for $450k built out as a brew pub (know anyone that wants to run one?).

Quote from @Andres Lasaga: I am in the process of selling a property to the tenant I have been renting the house for 4 years.I want to outsource the promissory note collections and reportsIt would be only ONE property, for now, any recommendation of a company that can manage the collections and reporting?

One question I have is if you're considering using hard money?

:)Thank you, I am hoping Dave drops me into On the Market one day when someone is out of town.

History: At one time (when I first began marketing for LPO leads for a fellow investor) the Free Ad Sites were the place to go to find motivated sellers.

And you'll have the best rate/points options with a primary residence.Option #2 is great, especially if you're willing to move into one of the units (because the down payment minimum is just 5% or 3.5% depending on program), but as you mentioned it's really tough here to find small multifamily here.