I just picked up the book on investing in real estate with no (and low) money down.

Single-family home prices and rents are primarily driven by supply and demand dynamics, with interest rates playing a crucial role.Supply:Existing homes for sale have hit a near 30-year low.​​

Seller accepted my very low offer because the prior buyer walked away when the inspector informed him the septic was corroded.

Your ROE is low.

Most Helocs carry a higher rate and over a shorter term where as a Mortgage offers a lower rate over 30 years for the lowest payment.You might have a low first rate and not want to refinance but trust me the blended rate between a low first mortgage and a High rate Heloc tends to have a higher payment.

For a first property I’m hoping to avoid a heavy rehab so light cosmetic fixes and likely will be low if any cash flow as it’s mostly an appreciation market.

They stay longer than low income cash payers on average, but they beat the snot out of your house while they are there.

The program was created to give low-income tenants an alternative to living in federal project housing.S8 sets their rental rates to the LOW-END of market averages, if not slightly below.What the gurus do NOT tell you is they expect you to get a Class C S8 tenant to rent a Class D property.

I would like a home with a low interest rate-so I could rent out and cash flow-which he has. 

Higher cash flow comes in later years as rents in tge market go up and you benefit from your low interest rate.