This means if I purchase a home at the right price, I came come into this deal with little to no money down to start off.

Purchase price: $151,000 Cash invested: $60,000 Last year I bought my first investment property, a duplex with 2 bed/ 1 bath in each unit.

@Jeremy H.I think you hit the nail on the head here - the problem is 1) the deliberate marketing, plus 2) the genuinely well meaning content from 2016, when prices and interest rates were lower.  

Ive had to drop prices several times.

The purchase price, loan amount, your interest rate, whether you need mortgage insurance, your homeowner's insurance cost, property taxes, and your current monthly debt obligations all factor into your DTI.  

@Cecil ShannonIf you can invest locally I would do that, but if the numbers don't make sense and the price points exceed what is doable for you then I would look out of state in another market where you can achieve what you are looking for.

Areas like Newnan, LaGrange, Carrollton are fair game and solid markets from a demographics and price to rent stand point.

Purchase price was $640k and owe $340k.

Seems that inventory is very low, property prices and interest rates are very high.  

I'd recommend contacting a few providers since pricing and service can vary widely.