If you are looking at FHA because of credit score, then I would work on credit scores to qualify for conventional financing or see if you can get a very strong coborrower with high scores.  

I strongly recommend against people buying real estate with zero money.

But, they will be in challenging parts of town where realistically you do not want to own property and your long-run returns will under-perform.I'd encourage you to find a balance of sub-market growth, nearby employment, strong income, and only then a good rent-to-value ratio. 

Since you’re still figuring out where to invest, look for areas with strong rental demand, good schools, low crime, and potential for future growth.

Do you want to own the asset yourself or would you like to be partners with someone else who may have more experience and you could be the money partner?

As a realtor in the Boston area for the last ten years, and successful AirBnB owner up in NH, I’m ready to shift my focus to building a strong cash flowing portfolio.  

In markets where affordability and cash flow are tough, focusing on stable, long-term rental markets with strong resident demand can make all the difference.It’s completely understandable to feel cautious after missing opportunities in the past, but real estate has always been about timing and strategy.

Competition remains strong but it doesn't mean your goal is impossible to reach.

I think Landlords are better off using strong policies, knowing the law, acting quickly and professionally.

Here’s why Oklahoma might be a great market for you:Affordability: Properties in OKC and Tulsa are often under $200K and offer strong rent-to-price ratios.Landlord-Friendly: Simple tenant laws make managing rentals easier.Growing Economy: Job growth in energy, tech, and aerospace fuels rental demand.How to Evaluate Deals:Run the Numbers: Ensure positive cash flow, check cap rates (6–10%), and use tools like the BiggerPockets calculators.Find Deals: Network with local wholesalers or agents, and look for value-add opportunities in stable neighborhoods like Edmond (OKC) or Broken Arrow (Tulsa).Let me know if you’d like tips on analyzing properties or finding deals!