Hey @Dalton Foote - I highly suggest  using a renovation loan and house hacking a multi-family if that is possible with your current life circumstances.The 203k and homestyle renovation loans are just amazing products and drastically help you reduce your risk, in my opinion, because you are able to leverage the cost of the entire renovation with such a low down payment loan.We work with a lot of clients who use these products in Chicago, and no matter what, in the long term, they gain great equity.If you aren't able to house hack - the process is essentially the same, but just with more money down with hard money or conventional construction loan.

The negative equity often exceeds $50k but even if I use $25k (it would be rare to have this low of an initial negative equity position), is nearly 2.5 years to recover.  

Looking at this mathematically, if you assume a 50% non-renewal rate (industry standard) and use the low end of the range of $5,000 per non-renewal, there is a loss of $50,000 per year on a 20 unit property.

Having trouble getting any quotes for a low value SFR (<100k), any leads appreciated

A duplex strategy is a low-risk entry, saving on living expenses.

Thus easy to manage and low Capex expenditures.     10.  

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

Bought house in 2020, so instant cash flow given the low rate and price.

If your house is old, value is low. 

It is harder to find good information if the forum is cluttered with low value information.