Buford,
If you need any help finding a house you can call me man.i work for keller williams, we are the third fastes growing real state company in the country. if you need help with a lender we can provide you one as well, but if you have anyone who can help with the loan, i can still provide you some really good information and most likely you will need an agent. You really dont need to get a forclosure .Usually, when you get into forclosures things can get a little ugly. They really are a pain in the ass sometimes, i had one a couple months ago and i was not too happy about it because it had to be done with a certain closing attorney and that took for ever. anyways, if you want to start getting into investment you dont really have to put all that money down. The lender that i submitt all my loans through can get you an FHA loan with a great program called "zebra Poyect " this program was created to provide with a down payment assistance. if you need more info about i can get it for you. Another option could be an interest only, you dont need to worry about paying th principal since you are notgoing to have the property for too long. I really hope you can get started because if you do it right it can be very profitable. Call me man, I am really glad you are doing so well.
Lucas