Why put $100k down for break even property when $20k could buy you cashflow. In appreciation markets, you're paying $100k just to hope the property value goes up. Even with that massive down payment, you are stuck with razor thin cash, sky high competition, and a 10 year wait to see real returns. But here's what we discovered after analyzing hundreds of markets across the country in true cash flow markets: You can start with as little as $20,000 down. Start to see positive returns from day one.