Lower end rentals can look good on paper but have such high expenses that they don’t cashflow well.

With lower downpayments, however, it’s much more important to buy smart (buying below market value) and think of ways to add value to the property.

And you can bet that whatever you end up paying for the property will be what the new valuation will be the following year unless its lower than the current value in which case you need to protest.

(see #1 for criteria)3 - 4Sale listings (see #1 for criteria)4 - DOM...this is different for all three above.5 - Taxes (for rentals...must be for rental house if they are different than owner), insurance, etc...6 - Desired profit (for Flip analysis), and cash flow (for Hold analysis)...and don't lower these. 

I'll be looking for MFHs (buy and hold for at least $100 cash flow) and lower priced fix and flips (8-10% cap rate) by the end of the year. 

So you net net performance over time is much lower than I get buying fixers, rehabbing myself then renting for top $$, in the exact same neighborhoods.But I admit if you can't do what I do locally, you are stuck just throwing money at these turn keys. 

Check rentometer.com to see if your rent is lower than market.

I'm in the Norwood area (with 3 commuter rail stops on the Franklin T Line) and $5-6 might buy you a smaller/older multi with 2-3 units.I would highly recommend you explore the Franklin area (Also on the Franklin T Line) as property prices are lower, there is a bustling down town, there is a growing college and there are is a large office park.

There no reason to wait any time or have any “whichever is lower” rule come into play.

There are lower split brokerages that you can pay less $500 a transaction but they teach you nothing and just check the paper work at the end.