Don't let the idea of a low interest rate trap you from upgrading to size/scale.

@Alec Jacobs I have basic low/no fee business checking accounts.

Each has its pros and cons, but starting with House Hacking can be a great way to ease into real estate while keeping your living expenses low—perfect for someone just starting their career.Here are a few suggestions to get started:Education: Books like Set for Life by Scott Trench (sounds like you’re familiar with him!)

If you want to buy your first property ASAP, house hacking (duplex, triplex, or renting extra rooms) is one of the best ways to start with a low down payment while learning property management.

Low insurance" is concerning to me, as Athens gets a LOT of high wind / weather / tornado activity for unknown reasons - they just got hit again last weekend. 

Inventory is low and sellers won't budge.

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

@Arlinda RexhoWhen considering a 32-64 unit multifamily property in Texas, focus on strong locations with population growth, proximity to amenities, and low crime rates.

And, just maybe you’ve purchased at a point where Detroit has hit its low, bottomed out, and is set to reverse trend and grow.  

This is pretty clean.Scenario 2:  Your partner has owned the house for 15 years and has been taking accelerated depreciation, so the book value of the house is very low.