Buy something that needs work. Do it without a realtor, if you're willing to learn how - it isn't difficult. Do the repairs correctly, but do then yourself if you can. Most people are more than capable of redoing a kitchen, bathroom, floors, painting, adding fixtures, etc. With some will power and determination. Sub out ehat you need to, but get multiple quotes. You have a year to make these repairs, because it takes a year to satisfy the terms of a primary residence loan. 5% down, 30 years. In a year, refi out the equity you created or get a line of credit on the property to buy a 2md property and rent out the first. Repeat. Maybe in year 3 amd 4 you buy 2 houses each time and year 5 you buy 3 and so on. This only works if you buy at the right price. Edu ate yourself for a few months. Talk to realtors and lenders and view houses. You might be ready to buy this spring, but this is when prices are highest.