Also, for low value properties, most lenders wont take the risk. 

Interest rates will not be low.

In what cases can you put down as low as 3%?

Most of my CFO clients that are in residential development are looking for IRRs (usually over a minimum 5-year period) in the high teens and the commercial developers are looking in the low to mid 20% range.

Today, I analyzed over 10 condos, and while I found one with a positive cash-on-cash return, it was far from impressive.I’d love to hear from experienced condo investors about why this type of real estate might make sense despite the low cash-on-cash returns and HOA fees that cannot be influenced.As a bonus, if anyone has purchased investment properties for their children with a similar goal, I’d really appreciate any insights about your process or results.I am looking at buying 2 investment condos for my children to pay for their college tuition in 13-15 years.

These two demographics are projected to be long term renters which will help keep vacancy rates low for years to come.In recent years, Pittsburgh has become a tech hub in its own right, attempting to create a dynamic job market similar to Silicon Valley.

However, I’ve been hesitant due to challenges like remote management, high interest rates, and low cash flow.

Quote from @Bonnie Low: It doesn't have to be condos or apartments necessarily. 

For example you are putting in low grade laminate and all other listings are putting in high grade vinyl.

The median home price is also very low nationwide which creates a low barrier to entry.