Most sellers are going to want 20-25% down as it’s going to cost them 10% to sell.

@Lexi Blocksom suggest you discuss in detail with @Russell BrazilYou've made a mistake thousands of naive investors have made - expecting Class A results from Class C & D properties:( In general, you'd want to compare what you can sell the property for now versus what it would cost to update it and what you could then sell it for.

However, looks like there is a harsh line as far as what locals can afford and if you go over that, vacancy is high.Watertown, NY- I’ve seen many great multi-family properties in the low to mid 100s.

I bought a small pool of 4 loans for around $25k total, they were low balanced loans with in different situations (BK, FC and performing).

I would strongly consider building equity to make a stronger down payment and further decrease your monthly cost. 

3️⃣ Too-Good-to-Be-True Terms – 100% financing, super low rates, no credit check… is this ever real?

There's no real hard and fast way or only 1 way or doing your first 2 points. your subject line suggests you're not looking to go to a large shop like a JLL or a CBRE which honestly I don't blame you those offices are usually pretty bloated.As far as monthly costs, if you are going to individually get a costar or other such license you are probably looking at $500-$1000 a month pretty easy in overhead once you have office dues, mls dues, marketing, etc. 

Keep in mind the potential for higher renovation costs due to older properties and the local landlord-tenant laws.Good luck! 

What do you mean "at cost?"

How much should an architect cost me for a 1300sqft design?