for me, the ones that cashflow the most are the ones that I bought with 3% long term debt, they were new (low maintenance) and they are in high appreciating areas(just a bonus but does not impact cashflow).

There was no chance of seller financing, and the cash investor price was too low for the sellers.  

Low end MFH is overpriced for the current rent amounts. 

Based on my calculations, even with a low down payment, I can achieve positive cash flow (with aggressive enough house hacking).

And thus, intelligent persons knowing this, they have no interest dealing with a low quality, poor performance, "wholesaler".

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.

The vacancy was low and rents were fair based on comps. 

We've seen some unique things in the covid era 2020-2024 like high appreciation (that is not the norm), the low interest rates we had (prior to 2022), and the past year the stock market has done incredibly well (up 20% over the last year).

My plan is to use a low down payment conventional loan, and with the factors you mentioned, it’ll likely be tough to find a property that breaks even.

A debt service loan would be a good option if your DTI is high, you want to close in an LLC, you're self-employed or have low income on paper, or you don't have a stable 2-year work history.