Even though your market might prove expensive, I would exhaust all options before ruling it out.Truth is, you have a unique competitive advantage in your market.  

Real estate success is driven by demand, it sounds like you will have more tenant options and higher prices in Ft.

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

Happy to connect and talk about options.

You can use FHA and low-down payment options with duplexes, which inflates prices.

Padsplit may also be an option if you want to be a little less active in managing. 

In this case S8 is probably not a good option.If you are convinced you can find a great family that will take care of your property, then either option is fine for you. 

My husband and I just sold a property that we were renting in WA state and will have about $90k from that sale that I would like to reinvest, but not sure what the best options are around here to make the most of our money.

In this option your agent would either get paid from you directly in your closing costs OR from the seller via seller concessions.like Russell said, if you are comfortable with the transaction and understand what you are signing and you don't need things explained and you have connections with inspections and title companies then go for it.

Hey @Tyler Speelman- 2 options to consider:1.