Aside from that you may be stuck having to save up the money for a future purchase to keep your risks as low as possible starting out.

Mom and Pop landlords are relegated to renting to low quality high risk tenants.

The appreciation on condos in our area are low.

I moved to the Philly suburbs in 2013 and decided to keep that rental because of its low maintenance and good cash-flow.

Due to the low price and timing, my full strategy is the following:Buy the property (all cash deal)After getting employment, Cash out refi this property to purchase 3-4 more properties.Cash Flow on the three to four new properties will be $350 per unit (total of $1,400-$1,750)Would like to get some feedback.

However, for a buy and hold strategy, the initial investment is pretty high and the cap rate is low. 

I've looked into them in the past as they would work well for me with low money down, i heard before that you had to pay monthly loan insurance(think it was around $100) and got nervous about it cutting into my cash flow to much.

I had to personally guarantee the loan.Generally, commercial loans are based more on the cashflow and quality of the investment than your personal income and credit.

Buy quality

This is probably a cleaner approach, but I worry that a sale this low is going to devalue the neighborhood.