I'm looking for super low cost, or preferably free.

The chances that you currently live in a city meeting all these criteria are low.

I would greatly appreciate it.Thanks,SG There are lenders out there either with low LTV or high fees  pick your poison

Some of the best ones are offering rates as low as 5.75% at no cost to you, it just requires a 30% down payment.

I should probably focus less on the highs and lows and aim for that average ARV per location and what buyers/renters are looking for. 

Either way, the property will cash flow like crazy once my unit is rented.I have enough capital to get into a bigger property with low money down and am seriously considering a triplex or fourplex for the next one.Here’s the issue: My lender (local bank) says I need to be fully moved out and have a lease in place before they’ll proceed with my loan.

Right now, you have a property with a great equity position, solid cash flow, and cheap debt (interest rate is low). 

@Jenna ChenHouse hacking a value-add duplex in Atlanta is a smart strategy to build equity while keeping living costs low.

I've run into some issues where clients get a little anxious over a valuation that came in low or a condition comes up that is fairly minor. 

Low barrier of entry, landlord friendly and you can find deals that cashflowI agree with @Patrick Drury about Columbus.