Obviously a down payment this low is incredible for cash flow on a lease option, but how is it achievable?

In my case, the market is hot where I am and there aren’t a lot of duplexes for me to “House Hack” And, I’m priced out of a lot of the single family homes that are available for sale.

Mine includes but not limited to, roof 25 life span, floors 10 year life span, appliances and hot water heater 12 years, hvac 20 year life span, bath and kitchen remodel 15-20 year life span.

If you have your out, take it, unless its an incredible deal, seller is obviously a scumbag if he's going to pull something like that, especially if his entire family is in the building, you'll be miserable.

I have seen some ready made, these will rent like hot cakes in some areas.  

Taxes are incredibly high, as well as down payment prices here.

That’s an incredible deal for the investor...maybe this isn’t as much of a niche market as I’d have hoped! 

If all the best places have a hot tub, then you need to have one as well.

@Jacob Humiston the VA loan is an incredible product that will allow you to get into a property with very little money (if any) out of pocket.

BUT it is just part of the beauty in the journey because with each perceived "failure", we really learn how to get better and better with each transaction.And a $200 mortgage is stilll INCREDIBLY GOOD.