Make the place nicer or lower the price to get bargain shoppers. 

Balancing that with wanting to do something to maintain affordable housing for those in mid to lower income brackets.  

We looked at a couple different options as far as % downpayment and I figured I would refinance in the near future to help the payment get down lower.

I would definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.  

Most who try to replace their W2 income invest in less sustainable investment methods: investing in lower tier neighborhoods that cash flow well in spreadsheets or flipping homes.

What are some other emerging markets maybe with a bit lower to cost to entry for a BRRRR strategy?

So the lower the interest rate on the subject to loan, and the higher the prevailing rate, the more chance that a lender will initiate action.   

But if you’re looking for a more stable, family-friendly environment with lower costs and a focus on LTRs, Texas could be a better fit.Since you have young kids, I’d dig deeper into school districts and neighborhoods in both states—family life can really shape where you’ll feel at home.

aim for a good house, not a cheap house as it will attract lower quality tenants and cost you more in the long run.

Loan To Value (LTV) will be lower than it would be as a US citizen.