Newbie In RE Investing In Twincities, MN

I live in Woodbury MN in a townhouse complex. There are soooooooo many townhouses being sold every week. There seem to be in a hot market. The annual RE increase rate is like 12-15%. I am sooooooo interested in buying acouple of the townhomes and put them for rent with a lease option of buying the homes. I am scared to do it though everyday passes by and i feel like its an opportunity gone. Reasons being: 1. I havent done it before 2. I dont know how i would finance the down payment if any 3. Before getting the renters, i dont have any cashflow to pay for the mortgage payments 4. What do i need to cover myself legally 5. Dont have a mentor to show me the ropes or atleast guide me thru 6. Dont know if this is the right start for me in REI I would truly appreciate any advice, encouragement, enlightment, mentorship, etc. Anything would be helpful. Thanks.