Price of entry is high, rent is super low. 

Keep in mind the brokerage that just offers low desk fees and a nice office doesn't have a direct correlation to the training you will receive and value you will get for the cap you are paying.

The property is undergoing a light rehab (new paint, new LVP flooring, new toilets, new kitchen, new vanities etc).

I know the entry point is low but is the cashflow there?

I’m struggling to find ways to find low money down with average interest rates to purchase the rental home.

Start with your primary, rent out any spare bedrooms "house hack"Use that to practice upgrades, kitchen, bathroom, curb appeal... etcNow you have experience as a landlord and flipper, use that to buy a distressed propertyAdd 40% equity to the property through home makeover, refinance into a low cost mortgageNow you are cashflowing a healthy margin on a second property, use that to build equity over time, cashout later and buy your duplex/quad.If it's going to take you 10 years to save up a down payment for a small apartment building, yeah it makes more sense to start growing your portfolio with cheap SFR flips instead.Every market is different, every borrower is different, every property is different, it would be ill-advised to recommend anything without recognizing the individual's nuanced goals and objectives with their next acquisition.

Do not mistake low cost for low risk.  

Risk is fixed costs when transaction volume is low, you have to manage your cash flow.How many deals are your friends doing?

FHA can be a great option for financing too, because of the low down payment (3.5%) and potentially more favorable interest rate terms.

Low rents attract low-quality renters that will eventually cost you even more money.They are on a month-to-month lease.