Given your circumstances, the following advice and considerations apply:Benefit from low interest rates, no down payment required in most situations, and financing for up to four units when you take advantage of the VA loan.A thorough grasp of your budget should include the purchase price of the property as well as any possible maintenance expenses and other related expenses.

Think of it from the PM's perspective: if you were them, would you deal with the significant headaches of a C or D area (non-paying tenants, trashed properties, crime, police calls, etc.) for a 10% cut of a single property (probably just a few hundred bucks a month) ...I wouldn't.To make matters worse, the property isn't appreciating (because it's in a low appreciation market, or even a depreciating market), and the tenant pool is primarily made up of people with bad credit, low/no income, and a history of property damage at the previous places they've rented.

He said its a safety issue and even a very high window with no sill is still no no...He said the glass will get broke and tenant cut while bathing. 

I'm looking for LTR seller / owner finance deals that require $10k or less in down payment and that don't need much rehab (at maximum light rehab).

DSCR loans will likely require at minimum 1.00, so the monthly payment and rental amount would need to be equal or the rent higher.

Every time I rent to individuals less than that there are delinquent payment issues.

What we do on this case is lend up to 75% of the AS-IS value instead of using the purchase price for down payment.

You may need to put a little more of a down payment to get a nice building to break even but if you have enough income this may not matter as much to you.

For good borrowers we defer interest payments and points payments until after the deal closes. 

He wanted 200k down payment which is 17%, and no interest.