@Lucian Guadagnoli most answers to a question start with "it depends" I can tell you new builds are over $100 a foot (more like $130-150) with out the land (so add the cost of location to that) so that would be the most, then adjust downs from therethe phrase "it depends" applies to location, quality, functionality of the floor plan.

I updated my post to include the phrases "tax practice" and/or "CPA practice".

The way I read your question with the phrase “loan programs” was thinking you weee asking more about traditional financing options with lower down payments. 

The phrase “don’t put all your eggs in one basket” applies directly to this concept, as spreading your investment across a broad spectrum is how investors balance risk and reward in their investment portfolio. 

I maybe should have phrased it in a different way.

You can either go delicious little dollhouse or go trendy.

The phrase, "if I find a rental property, say a duplex worth 100k" elicits wild, hooting laughter in most of the country. lol. 

The one downside is that population loss is a warning sign...if you are a long-term investor you could lose tens of thousands in appreciation...but you still have debt paydown and equity build...and once that 6-unit is paid off and fully occupied the number will be dreamy.I think the more important question is the strength of your team...mainly your property manager.One thing you should consider is working with housing choice voucher tenants...my city is 80,000 units short of demand right now...this trend is growing across the country quickly....a waitlist for tenants paying market rents can be a very good thing in a declining city

Because 1) more and more people, especially foreigners are retiring there, 2) more and more younger people are moving there thanks to the work from anywhere, 3) more and more people are visiting and 4) the scarcity of land in the desirable areas, this trend is likely to continue unabated.

All 1/1s very little amenities, but good location within walking a block to a new trendy downtown district.