Sorry I should have been more clear.
I dont need 100k to start. I have 1 duplex already. I just want money to make the most of oppurtunities, I dont want the day to come where I see a 1.5% rent 4plex in a B neighborhood and not be able to quickly pull the trigger.
I would start keeping my eye's open at 30k(earlier if my wife is willing to do another move and do a FHA), 100k was just a number meant to be 25% of a large investment (I could do FHA who knows).
I definitely wouldn't be doing all cash(with no leverage why not just index), but typically non-live in places will take a higher % down payment.
Anyway, the point isn't whatever the number is, more about where someone should put money that's 2-5 years from being used. Currently my answer is higher % bonds than I would do if I were using a all index fund strategy, but idk.