If you are working on too slim of margins, then closing costs can eat up your cash-out. 

Two options for ya.... take the slim/non-existent cashflow and enjoy the rent pay down, tax benefits and equity.

@Michael Duke i understand what you mean when you says margins are slim in the treasure valley. 

Now  The likelihood of me ever having 100 million net worth is slim to none, but I guarantee you it’s 1000 times higher for me to get there then the person working 40 plus hours a week and buying their lottery tickets.   

They are taking the majority of risk upfront and often times, for a slim profit.

@Naor Biringer a lot of our market can be overpriced and with slim margins.

I was able to find a slim one which will fit in there nicely and at the proper height.

If there’s slim pickings, or all the houses in your neighborhood are the same age and design investigate, learn, and proceed with caution, become the expert. 

The odds of finding a no money down are slim unless the seller is really desperate.

At $300k, there's just no way, and even at $200k it's slim at best.