It all depends on location and the type of deals.
1) With the current historical rate(4.5% 30 yr fixed), get as much as the bank allows you. Standard 20% down gives you 4x leverage, name another investment that will let retail do 4x leverage AND NO margin calls if shit hit the fan. In certain situations even 10% down with monthly pmi is worth it. Most people dont realize how insane this is...
2) Flip side is right off the bat you are down 10% from various fees, so this is definitely long term investment, flipping days are gone.
3) Location is still everything, simple but most people are still retarded, they get blinded by low prices not realizing noone will rent in those ghettos or the high ownership cost of bad properties.
4) Once you have a good location where there are always renters. Pick something that has a 20 year or less net return. Meaning if it cost 400k, 1k a month on tax+fees. Then you need a monthly rent roll of $2667 (400k/(20*12) + 1000). Then your cashflow is pretty much balanced with 20% down.
China was a real estate heaven in the last 10 years mostly because there is NO monthly cost/tax at all, i was getting 5 year net returns at the beginning, on top of major appreciation. But that time is ending, nowdays you get 2k rent on a 1000k property, way out of wack.
Got into a few investment properties in the US now around nyc, it's a major pain in the ass. You gotta get everyone and their fucking mother to approve every little thing. On top of all this bullshit about cant kick out the renters if they dont pay.
Dont think i will bother with more. A buddy of mine quit his mid 6 figure job and moved to florida to invest in those 50k bankrupt condos and supposely making a killing. Basically buys up a gated community with association in bankruptcy at <50k a pop, then you become the association and it became financially sound again, he then do some minor fixup and either rent or sell the units.
Anyway real estate is just like trading, there are good guys and morons.
