HI Guenevere, You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% FHA with a few exceptions.

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions?? 

Most here say Section 8 or low income is impossible, but you are talking to someone who has ran it for years.

In my experience, Section 8 tenants are low-quality.

Waiting gives you 0 traffic, which is worse than low traffic.

Thinking about marking them up 20 percent and chsrvyhg interest in the low teens.

This way there's low risk in the beginning.

I'm just gradually deleveraging, this next time by likely buying all in cash, and continuing to not lever my properties until cap rates are lower than interest rates... unless I can get cheap and low leverage debt through assumption.

I see so many landlords lowing money through rookie mistakes, yet they continue looking for more doors.

That is a fairly low priority issue for the Detroit police.