It is easier to buy a home in a price range of $100K+ range that either has enough equity after renovations or appreciation to pull out a LOC or cash to use for the down payments or to purchase "All cash" for those deals under $75K.problem with low loan amounts is you will be maxed at 75% LTV and doing a cash out refinance on a $50K home is going impossible due to most lenders having a minimum loan amount. 

@Joseph McElmeelHey JosephThe fha has a lending requirement for fourplexes that could cause you issues and that is the self sufficiency test.

Sufficient funds in case of large repairs ?

Water bills for the property at typically in the $50-60/mo range but range $150 for January, $350 for February and $480 for March.

> I recently saw a garage conversion quote of $120K -- fully executed by a GC, no DIY.I believe that but there has always been a price range. 

My Husband and I are looking to buy a home in the under $400,000 range (ideally something that we can rehab and house hack).

Interest rates are fluctuating in the 7-7.5% range, so let’s start operating under the assumption that 5-5.5% is not around the corner.

Flipping is extraordinary hard right now, I look everyday at deals in 17 counties these range from the nations capital to rural areas with population’s in the hundreds, I also act as my own gc, am a real estate agent and have a relatively cheap line of credit (8.25% no points) and I’ve bought one deal in the last 2.5 years. a flip really is a quite easy formula 1. your purchase price (you make money when you buy)2.

Comparable properties are valued in the range of $450k-$500k in the area. 

You can get solid cash-flowing single families in the 90-120k price range and duplexes in the 130-180k price range.