Michael,an investment loan will require at least 20% down. You will need a 2 yr. work history good credit & a steady income. The government programs that are out there are mainly geared toward first time homebuyers & helping people in trouble hold on to their homes. your plans sound good,but you will need to start saving & building up your credit for the future. In the meanwhile,educating yourself about the ins & outs of this is a great idea. If you scout around,you can probably find a lot of good info online without having to pay for it.