What about starting out with a condo or townhome which is much more feasible for my target price range?

This means that typical down payments range from 5% – 35% of the loan amount.

The AirBnB revenue ranges from $800 to $1200 per room, but I would rather be conservative and play it safe.

IRR is a lose metric that can vary drastically depending on the capital structure and terms which is why the IRR values are determined within a range.

If that were the case, I would expect more in the 10-12% range.

Are there lenders that work in a sub $20k-30k range? 

I have S-Corps and LLC's at the time for my other endeavors where it's required.Everybody's circumstances are unique, and often a setup with a separate management company works perfectly, in this case, for me, but probably not for you.

I would use it to buy "safe" first time home buyer range houses in the Midwest.

I'll end up paying 193k for it, and I think the value is in the $270k range. 

What I can offer to you: I have problem-solving and financial skills: I have an engineering degree and an MBA in finance.I have 12 years’ experience in Procurement for Fortune 100 companies, covering the range from tactical purchasing through complex contract negotiation for all kinds of goods and services.I can help to find deals: You probably have an established process to scour for deals but need someone with the time to do it.