Even with buying down the rate, I would not expect to get better than low 6's in the best of scenarios.

Margins seem low and the risk seems high.

I see that real estate agents and brokers are too negative on sub to deals……investors looking for low interest rates and or low down payments are too positive on the same.As I stated the reality is somewhere in between, depending on individual circumstances.  

Why do you put a window that low in the bathroom? 

I believe the one benefits most besides the politicians are those low quality tenants that are hard on units, pay late, rough on the neighbors, etc.

Yes they suck. ...alot lol.Nice south bay burbs are still highly desirable, low DOM, naturally appreciate and coupled with value add still present good returns.Ironically techies (from many different cultures) still want a 3/2 picket fence house.This strategy, however, comes at great personal discomfort.

But, if steady long term cashflow is a goal, with no management, one can always sell farm land on a low down private contract.

Most people I know start with low money down programs so they can get away with a initial capital investment of around $25k but you also need reserves.  

After 2 years you can apply for a “Rent consideration” (I think that’s what they called it) as long as you still live there and that may allow you to increase rents by more than the annual allowance (probably designed for unit that are very low rents).

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.