Depending on your credit score in the US and credit trade line history, you could put as low as 25% down.

Her credit is that low because she is financially irresponsible.

Obviously I want to keep my costs low but still want to spring for amenities that would give me a competitive edge compared to other rentals.

(long as loan is paid) By the way, I had this house 2 years at the time and the loan was low interest for that time. 

Can you lease an apt under USDA low income and have someone else live there???

It’s on a quieter street, low income area.

Quote from @Devin James: When running numbers on an investment property, I focus more on equity growth than monthly cash flow.Here’s why:If I can acquire a property at a low basis and add significant value, I can: 1) Sell and reinvest elsewhere 2) Cash-out refinance to recapture my investment.

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options. 

Most banks I work with require anyone with over 20% ownership to guarantee the debt but have seen as low as 10%.

I’ve reviewed a number of theses DST’s across numerous asset classes  and there performance /returns are generally fairly low and unimpressive.