They are inexpensive, they usually come with mineral rights (big plus in Texas), they typically have short redemption periods, low rehab costs, and sell quickly at the right price; they also have large ROI. 

This would also allow me to keep my primary at a low rate loan. 

The net result is basically the same, but it keeps the two properties separate from a lenders perspective.Any low down payment money, particularly on an investment property, is going to come from a private money lender.  

I would not make that statement, as not every deal is levered to the tilt - I know some deals that have very low leverage.

Look for properties with low taxes, separate utilities, strong demand, and potential for rent increases.

----------------------------------------------------------------------------------------------------If I had to start all over again, I'd look to acquire a 2-4 unit property with an FHA low-down payment mortgage.

However, if your current interest rate is low, be aware you will be buying into a deal with much higher interest rate with today's rate.For your new purchase, you should be able to use a DSCR loan and get financing without income as long as credit is good.

AlabamaAlabama residents enjoy a low cost of living and a thriving economy.

Quote from @Bonnie Low: The "best market" is less about the market per se and more about the deal you're able to find in my opinion.

In multifamily here in Reno, NV (just over the hill), we have seen some great deals with higher cap rates for buyers, but also very low cap rates on some renovated, turn key inventory.