I am based in Seattle, but is licensed in Tx.You can acquire your a primary residence from up to 1-4 units for as low as 5% with conventional or 3.5% with FHA with a few exceptions.

I'm looking for super low cost, or preferably free.

That said, most of our DSCR options have had rates drop over the past few days, so right now is probably a good time to move forward (at an 80% or 75% LTV) as it is very possible to get you rates in the 8s and even low 7s right now at those LTVs, if your credit and DSCR ratio are good.

We invest in Greene County, Ohio and currently have 24 low income units. 

Have some diversity, C areas with low entry and high cash flow, the majority should be B areas with stable income, appreciation, tenants. 

Especially in today's high interest rate environment, a low income buyer is usually going to be better off renting than buying.

Prioritize preserving your low-rate mortgage while pursuing creative financing strategies for growth.

It's low class but some managers I know make s killing.houses are in poor condition since they were built quickly in 1946 to house the returning soldiers from the war👍 

It taught me high level knowledge of syndication and a lot of the legal aspects, which I found very valuable in order to speak to a higher level of investors, beyond mom & pops.

Option 3- If they have qualified for FHA; counter the offer to see if they can qualify for low downpayment conventional loan