@Dustin Sanders Unfortunately, I will be shocked if you find this.  20% down is hanging on by a thread based on where rates are at and the general anxiety over declining real estate values.  20% down is the minimum I'm seeing. 

Where you live in relation to the investment property shouldn't matter.

I live in Miami and build in columbus and in our market there's very few places where you can get a cash flowing asset. you have to build it. are you considering building as a strategy? 

Where city meets country and my favorite part.

If I were new I would simply stick to areas close to where I live.

But I understand where I’m at now, and am willing to work for free until I can provide such value.A little about me.

I run a couple monthly events where you can meet other like minded investors as well!

This is the list to not invest in without extreme careful attention to detail.Don't go where the masses are going.

Less Desirable Areas: Are there neighborhoods we should avoid or areas where BRRRR might be less effective?

California where expenses are really high, versus like Ohio (etc), where expenses are really low.Using leverage is always going to make your buying power go further.