Keep in mind - even with the PM you still have to pay the maintenance on top of their fee - and like I said - often it is over-priced.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Eventually, Class A property values increased to the point that even increasing rents didn't allow them to cashflow upon purchase.So, the flood of new investors switched to buying Class B properties.

One, I made a profit; other one, I kinda even out. 

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

Other things to consider:HOA RESTRICTIONS: If your property is part of a homeowners’ association (HOA), check their rules, as they may prohibit or restrict ADUs even if city zoning allows them.

Well even if the rent is equal to the mortgage, you'll still be in the negative after repairs, CapEx, vacancy, etc.Why would you specifically be thinking of investing at a negative cash flow?

The guest is always right, even when they aren't.

The rents at purchase were not even 2/3 of my PITI (so crazy negative cash flow but one reason acquired below retail).  

That's the reason there are so many fourplexes and so few fiveplexes or even sixplexes.From what I gather, post offices and utility companies rarely care much about the permitting/zoning issues, so it probably wouldn't have been hard to get those set up.