Plus, it’s a low-doc, asset-based loan, so no income verification or tax returns needed.

If you get properties that are within walking distance to fun things like: bars, football stadiums or basketball stadiums, then they will always be in high demand and very low likelihood of vacancy. 

I recently had a landlord at a workshop who owned and managed a portfolio of low end properties for over 30 years, he is basically broke and can't retire.

I was double that and so was Holt homes.. some of the one off builders were still at 2% or 2.5%  and it varied with how hot the market was the commish was moving all over the place.. the transaction I am talking about the broker had their client low ball us and ask for about 200k in upgrades PLUS double our normal commish rate..

is it better to go with the low pile carpet since it's easier to clean? 

I am considering this because it is seller finance, low out of pocket and it would get me in a market that is expanding rapidly.

We've taken over from several other property managers, and the bar is pretty low in my opinion.

Do I buy as low as I can to afford mortgage with 0 down and use 300k for big bear or put a larger down on primary home.

Don't invest in low class areas and you won't have to deal with that kind of stuff. 

Rents are low (10%-25% below market depending on the property so there is value add).