I just want to find anything that is no or low down payment.

There's many ways to get into a deal with low to no money down!

But guess what, rates WILL drop in the next few months/years and most markets will explode after that IMO.If I had 25K I would look into B or B+ (specifically with schools above 5 greatschools rating, and moderate to low crime rate confirmed by heat map and frequenting businesses there) areas within 25 minutes driving distance from my home for a SFH. 

I net about 3.5-5k a month(depending on airbnb) after all expenses including my primary residence and utilities there.I have built up a good amount of equity in the houses due to the renos I've done mostly myself and also from buying low during covid.

I still consider land one of the best low-risk investments when purchased correctly.

Investing in a low-crime area.I'm not being facetious. 

Low out of pocket cost. 

Then I would do a low risk flip ( rehab less than a few weeks) for hopefully a 10-15% profit, repeat until I have a nice down payment and am sure that I would be able to qualify for a refinance, then buy a buy and hold then continue flipping until I get to the next buy and hold - in theory, the time between each property should decrease as I should be getting capital from the buy + hold as well as I would already have my reserves built up.

1) I think it’s “funny” that not one news article I ever read for the last 5 years had headlines like “Housing at historical record lows!

The rents are pretty low in the area but so are the prices.