I meant 10$ a sq ft for low end rehab versus 45$ rehab costs for high end cabinets, fixtures, apllliances, landscaping etc.

Wholesalers are probably your best bet when trying to find a low priced property in order to cash flow.

Can anyone give me tips to avoid physical altercations at my units geared towards low-income tenants? 

But my credit score dropped from low 800's to low 700s.  

just have to stay away from the low class stuff look at Equity build in Chicago dealing in D and C class they tanked and took 130 million with them.  

Either way, you will find that the price would be 10-15k on the very low side for just the plumbing (not the drywall repair) and probably double that or more if you use an expensive plumber. 

I’d like to pay low or no money down to save capital for the next deal & perhaps a few small renovations.

Prices are high and  cap rates are at historically low levels.  

We begun our search for multifamily and even got preapproved for a conventional mortgage loan in the 500s with 20% down, but as we continue to evaluate many of these properties and their cash flow, it seems like a high cost of entry, ownership with a low return/cash flow.

Also, I don't know the formation of your driveway and garages, but I have maximized my parking by actually blocking to garages with three cars parked perpendicularly and then renting the garages for storage.