The rates below are avg for my market.  

That could be a viable strategy in your market (OC).

DTI and Credit scores are excellent and the property has been owned for more than one year.I realize that there is a "Find a Lender" function on this website, but I really don't want to be spammed with marketing emails. 

I am actively researching markets like Cleveland and Columbus, but I remain very open to other opportunities.My goals are to successfully fund and execute a BRRRR project, build a team of veteran investors and mentors, and continue learning to attain financial freedom through real estate.Excited to connect with seasoned investors and mentors.

It's still only 3 bedrooms and 1 bathroom and I am in the hole about 140k and fair market value is about $145K-50K. 

4 units are great because they give you the option to rent some units out while you're working on fixing the other ones up and there is a lot of rental demand in Cleveland and surrounding neighborhoods right now, so it's a great time to get in the market!  

Adding additional assets, a familiar market, buying a house "for free" as I call it, and gaining experience with lower level of risk How did you find this deal and how did you negotiate it?

I offer this exact deal in my markets. 

Can you explain your analysis regarding why 0% down is risky in today's market?

The interest rates are what they are but the down payment is the kicker for easier entry into that market.