Multi family you can get as low as 50k/unit for something decent. 50-125k/unit is the general range for prices to still have positive cash flow from day 1 with your typical 20-25% down payment. 1-1.5% rent/price ratio in most cases. 

Of course, Down payment assistance is available and the you can negotiate closing costs in certain circumstances but your chances of doing both are only reasonable if the property/seller are in a tough spot and the property isn't popular on the market.  

Down payment?

Hi Alison, when you say many tenants with section 8 don't cover the rent, do you mean that the housing payment is less than the rent and that the tenant must pay the difference?

.- No good rent payment ACH status across the portfolio Today vs what we had.   

Current partnership for one Single Family is approx 50k down payment, 10k partnership/management fee, 10k put in bank account for operating expenses.

I would check to see what you could rent the house for with your low down payment mortgage.

On the 15 yr fixed mortgage's I use, that comes out to about $250/month in interest payments, or $3,000/year. 

To combat this, I did a 2-1 buydown to temporarily lessen my monthly payments.

I am strongly considering cashing out my 401K in order to be able to afford the 20% down payment that is required on my next duplex.