@Jordan Brown It might be difficult to find properties in your price range unless you're willing to house hack.

If you're in MKE, then you'll probably want to connect with @Shawn Ackerman.Do you a price range you're targeting and are you looking for a turn-key property or something along the lines of a "fixer upper"?

Personnel Records AccessHouse Bill 3763 expands the Illinois Personnel Records Review Act, requiring employers to provide employees with access to a broader range of personnel records upon request.

We are finding many properties needing light to moderate rehab in the 100-125K range.  

Title transfer fees range from $500–$2,000, and some states impose transfer taxes, though exemptions may apply.

So, what is happening today is not as important as what will happen in the foreseeable future.If rents are increasing faster than inflation (I use 5% per year as an average rate), then it may be worth holding the property, since your cash flow will increase as rents rise.However, in your post you stated, "Mortgage rates have kept increasing as well, that's why I put a range on negative cash flow."

As for how much I’d put down, it typically ranges from $0 to $100K, depending on what I’m bringing to the table or what my partners are contributing.

Estimated costs range from $500–$1,000 annually, depending on the complexity of their LLC and rental activity.For Partner 2 ($148K joint income, W-2, 1099 income, 1 rental, 2 kids), a CPA is strongly recommended.

I run my own analysis and then put a range around that number for a sensitivity analysis.

This can be a huge range.