yr 2000 or newer, low rehab for $25k or less.  

The reason why I ask is with the current low interests you can find  10% cash on cash returns, but the purchase prices on the investment are at or approaching the previous bubble peak price. ( 2005-2008) Is this dangerous? 

You can use your seed money to get into rentals, then cash out while rates are really low (and you have a W2), do it again and again (the BRRRR). 

Georgia has some great low cost properties I've seen.

Home is located in Frederick County VA and having a hell of a time finding any regulations on rentals in this county and wanted to see if anyone here knows if there will be a problem renting home based on low ceiling height. 

The dumps in those neighborhoods can be bought in the low 5's. ie.

I've heard Memphis has good rental deals at low prices. 

Make sure that the inspector actually tests the quality of the sludge and leach field.

Thanks @Darian Harris - how bad is the tenant quality there?

Ideally my first deal would be a flip in the low 100k range.