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

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.

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.

The mold house would only be a good investment if you can buy it at a low enough price to cover the necessary renovations.

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

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

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. 

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

We also have relatively low expenses (personal expenses, mortgage/escrow on other rental property, and escrow on current property) that are around ~$120k/year.

Like someone else mentioned, FHA loans are good in low credit and high DTI scenarios, but tend to be less bang for the buck compared against conventional.