I agree with @John Warren, you can still get a low money down conventional loan (in the process of using one myself for my first deal) which will most likely be at a slightly higher rate than an FHA loan but more flexibility when it comes to what you can buy and where.

Seller financing keeps your return of principal very low each year not bumping you up to higher tax brackets... 

I've come across a few other deals where places will likely appreciate, but yield low returns, but long story short, I haven't found a path to good positive cash flow, which is what i'm looking for.  

Overall demographics: Income levels in these areas are low.  

Since then I have been self-educating as much as possible by listening to hundreds of podcasts, researching blogs, and reading books like "The Book on Investing in Real Estate with No (and Low) Money Down" as well as "The Book on Rental Property Investing". 

I would love to find some government grants or low-cost loans because our town needs good quality rentals. 

You could put a Mobilhome or build a new home using pre-manufactured panels at low costs.

What we do is DIY low-income landlording in SFR and small multifamily.

@Chetan ChhedaBut once again, Chetan, I'm just a low-income housing landlord.

but lets bring some humanity into the equation here.. any one that would even think or want to sue.. well that to me is about as well i wont say but you know my thoughts.. pretty low brow.