Material costs vary minimally between cheap areas and expensive areas.  

@Tyler French we all typically know around 150 people.Find it hard to believe none of them would have the 20-25% down you need from their 401k or IRA.Perhaps you haven't structured your "pitch" correctly?

It's so knowing which pitch to swing at... a HR every now and again is good, but if you want a good average it comes down to the right preparation,  knowledge and work to maintain that major league salary.. at least that is the mindset I'm looking at in my approach.

There was another SFH adjacent to the town I purchased the $40k house and that one was for $112k needed about $10k in rehab, rents around $1200 max on Zillow so if you were in a pitch (high mortgage payment) you would let it go for $1100.

For future deals, how would y'all recommend minimizing, or eliminating, that pesky 20% down payment and closing/realtor fees? 

You will likely pay minimal taxes on 10k/yr income.

U can get expensive property for minimal down

I also have a 3 unit that required minimal work, and could list it for rent soon after closing.

I understand both of these are a bit more hands on than regular buy and hold.What systems/strategies do you use to minimize headaches?

I also saw the city is approving zoning for development with minimal parking spots than typically required.