First I follow the law , it allows me 1/3 down .

Hi Arif, I can't help you, because Alabama law very different from Pennsylvania.

Luckily for me the state of Florida has state level protection which bars municipalities from passing new or amending their existing laws.That said, I am seeing cities like City of Saint Pete crack down and are enforcing their laws for the first time in years.  

The price points are still affordable - around $120k-$180k, plus the laws are super landlord-friendly. 

Texas has some screwy laws (are you even investing in Texas?)...

Even though landlord-tenant laws are horrible for landlords, which translates into more risk and a higher cost of doing business, resulting in higher rents, which is where we come full circle..Glad to see a little common sense come back with the new prop36 smash&grab laws

While it's something I think is not taken seriously enough by society and the law, it's just far to common amongst all classes of people.

To give you something as a reference based on your budget (30-40% down with $1.8M), the general cap rates you will see in the Bay Area are roughly 3-5% https://www.loopnet.com/Listing/1047-Rich-Ave-Mountain-View-...https://www.loopnet.com/Listing/1180-Saranap-Ave-Walnut-Cree...You will find higher cap rates and more 20+ units buildings in SF, Oakland, and Richmond, but keep in mind of their stringent tenant laws. 

Ensure compliance with local laws, start with smaller loans to gain experience, monitor your investments regularly, and trust your instincts as you navigate this venture.I myself, as a PML.

Just make sure you understand laws, zoning and you are eligible for lic.