One thing I’ve learned in land acquisition is that the approach has to change depending on the market.

In addition to your down payment, plan for closing costs (around 2-5% of the purchase price) and set aside at least 3-6 months of expenses for repairs, maintenance, and vacancies.

How CIPS Has Helped Me So FarAccess to a Global Network: Through my CIPS connections, I can collaborate with real estate professionals in key markets such as Dubai, Portugal, and the Caribbean, where I see strong investment potential.Understanding Foreign Markets: CIPS training provides insights into market trends, regulations, and transaction structures that differ from domestic deals.Opportunities for Investors & Buyers: Many international buyers are interested in New York and Long Island properties, while U.S. investors are exploring opportunities abroad. 

One I know is based in LA as that's a huge market of course..

Additionally there is always a healthy nouveau rich following that attempts to mirror their predecessors achievements.

Quote from @Alex Olson: Kansas City is a great market for Build to Rent and traditional garden style apartment complexes.  

It doesn't sound like you visited the market, the PM, or the seller in these markets.

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).

It’s a market where cash flow is achievable without needing a massive upfront investment.

Pending property prices in your market perhaps $25,000 is enough to buy a small rental house.