Looking for something with low acquisition cost, and meets or exceeds the 1% rule.  

No debt, they bought this place for like 200k in early 90s, quite old people. im not sure if they will be alive for the 7yr term but they chose it..The reason im putting so much down is im buying w gift money and i want low monthly payments.

I won’t be giving my money to a guru that needs to sell a 40k product rather than working his own investments.

Each has its pros and cons, but starting with House Hacking can be a great way to ease into real estate while keeping your living expenses low—perfect for someone just starting their career.Here are a few suggestions to get started:Education: Books like Set for Life by Scott Trench (sounds like you’re familiar with him!)

If you're willing to have roommates, your options open much more broadly, and you can potentially assume a loan with a low interest rate. 

Quote from @Jacob Sherman: What type of loan products are you in the market for ?  

There are also several funds out there that provide high single digit yields that are low risk. 

To get a rough ballpark, sure, but sometimes you'll be way, way off like we've seen with the iBuyers who it turns out were too smart for their own good and ended up buying high and selling low due to to relying on data and not actual organic, boots on the ground experience pulling accurate comps like an appraiser or realtor who knows the market on not just a block by block or street by street but a house by house level.

For your part, it might seem like a free roll of the dice to go to court, but there are surprises and landmines along the way, litigation always takes far longer than anybody expects, and the time and emotional expense of fooling with litigation are energy drains on more productive endeavors.

Low property taxes (1.1%) and not a lot natural disasters as well.