Class A properties are going to cost you more, have lower cash flow, yet be more attractive to a higher quality tenant base.

With a Conventional Loan you can buy a SFH, Duplex, Triplex or Quadplex with as little as 5% Down if it is your primary residence as long as you have the intention of occupying one of the units for 1 year after closing escrow.This is the strategy I have personally implemented and have assisted many of my investor clients in doing the same. 20% Down is also beneficial as it keeps your payment low but it does limit your ability of buying more real estate faster.i would be more than happy to discuss the different strategies with you over the phone or in person.

I too have feelings and thoughts about the programs.After I get past my feelings, I have found that I consistently get paid and vacancy is low. 

@James Tobin  yes FHA will be a very low downpayment option for you.

Between lost (or forgotten) coin and government buying, I'd say the total float is too low to ever make BC a widespread 'currency'.

I also watch occupancy rates and adjust if bookings are low.

Section 8 is best used as a risk mitigation tool for properties in super low income, high crime areas.

I'll throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

However, the rental value this area is very low compared to the Home values and mortgage rate.

Those qualities can be the difference between closing a deal and walking away empty-handed.What about you?