Jestin, that seems like a very low NOI even at 400k.

Let's assume capex is low since you did rehab it prior...300k house for 2k rental isn't that great unless you're banking on appreciation, but at 300k it doesn't sound like it's in a market like that.

If you found a four-plex that needed some work/rents were low/run by a mom & pop operation ect....you may be able to get seller financing from the owner. 

What is the best place or way to buy a low cost rental with little to no money down? 

@Eli M.There are quite a few non-profits in Philadelphia that assist low-income (or other specific classes) population with first moth rent + downpayment.

.- For low appreciation neighborhoods, we like Seller Financing.   

Paul market, and experienced a wakeup call that deals don't in fact hang from low branches waiting to be plucked, and that the world doesn't owe me a deal.

Many of them are offering bargain price properties, but don’t consider things like cashflow, tenant availability and service people to manage the property, which means, despite the low price tag, the property isn't a great investment.

Base your number in between the average high and average low number

They are trying to keep West and South Torrance low density.