Contrary to most business lending, the REI industry has a lot of "non-bank" lenders that provide attractive loans that can lower your cost of capital and improve your profit/cash flow. 

LTRs with long term conventional financing and standard management aren't really cash flowing anywhere right now. sure, there are lower cost markets that look better on paper, but there are costs associated with those supposedly cheap markets as well - deferred maintenance, more challenging tenant base, higher cost turnovers as a percentage of the rent.2. i wouldn't pick a random market thousands of miles away based solely on statistics or numbers. 

The only approach I’ve found effective is offering a deposit alternative, which lowers upfront costs for tenants without devaluing your property.

page=LoadVirtualDoc&BookmarkID=6536) that capped annual increases to the Taxable Value of a property to the lower of 5% or Michigan's Cost of Living increase.

However, many DSCR lenders have a minimum loan amount of $100K, which can make it challenging for investors to secure financing for lower-priced properties. 

Are there any options for lower down payment loans in general or even for college students?

With $50k, you likely have enough to get started, especially if you target lower-cost markets or use a strategy like house hacking.

I've had them long enough to keep pushing up rents so that I am at the top of my niche, but know not to exceed it because I'm just about at the point where if I raised rents another $50-$100 I'd be crossing over into the lower end for larger units.

So why work, why stress herself out, take on student debt, hours away from family doing that 9-5 all to achieve about $80kyr.

Many homeowners are experiencing significant stress and anxiety over their financial situations.