.: that's a brutal annual feehave you tried to get a HELOCYes, but I can’t get a HELOC on a rental property, and I can’t do a commercial line of credit because my revenue is too low 

Wall paneling is easy to install, low maintenance, and can add a touch of warmth and texture to your space.

Are there any free options or low cost options that someone knows about.

Too many variables.If it were me, I would low ball them, come to an agreement, and then do another round of negotiations once you can get inside and do your due diligence. 

What are the good areas and are the rents low?

Now this is not to say you cannot wholesale properties or work in real estate, but I would not invest in real estate with that low of an amount of money.

If you aren’t willing to study, go with REITs, or better yet, a low cost index of REITs, or better still a total market index fund. 

And it was a low value asset some where in the 40k range. 

The price to enter is extremely low compared to other markets in the U.S.

Low interest rates contributed to this mindset, making it easier to cashflow.