Although the suburbs may see a small but steady amount of positive equity growth, there is nothing hot and exciting happening in the suburbs to yield any high returns.

The first people that lose their money in a downturn are those that are lending at insanely high LTVs without adequate underwriting experience including determining if the borrower's qualifications based on credit/character, capacity, and collateral.  

00% agree with chasing high caps and cash flow.

The potential return % does not appear to justify the risk.

Their fees seem to be rather high for someone in your situation.

There are some "lenders" out there who "do" incredibly high leverage or 100% financing, but be wary of these as they often try to renegotiate terms before closing/run out of capital/go bankrupt.

But at a certain point, your renter pool becomes smaller and there's a diminishing return on your investment to differentiate your property.

@Troy ParkerLook at the investment in the bathroom and the return you'll get on the sale. 

Quote from @Yocheved Beer: Hi all,I have found a house in Lehigh acres Florida for a purchase price e .75 of of the appraised  value and it is for sure a 1 dscr. can I immediately buy this for  0 Dollars down only way is through ground up construction and refinance out with dscr. total return of capital and asset ownership. that's the only structure I've seen in Columbus Ohio or florida 

Then look for an investment with better returns.