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.

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

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

I work with a ton of new investors as a realtor the #1 way to get started is just find a 2-4 unit in decent shape and buy it low down with conventional financing 5-10% then you can live in it for a year and do another next year.

There are builders that are offering really low rates.

Low barrier of entry, landlord friendly and you can find deals that cashflowI agree with @Patrick Drury about Columbus.

Rents are low and prices are high.

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.

It takes a lot of time.Do you think a NFL quarterback learns everything over a weekend when they are just getting started, and that is after they had been playing for 8 years at different levels. 

As others have mentioned, DSCR loans are generally for turnkey rentals (although outdated rentals may still qualify depending on the level of deferred maintenance).