I started buying single family and condos initially with low money as it was all I could afford and I've been able to leverage those not so exciting initial purchases into multifamily property. 

It is my view that a fairly low percentage of the wholesalers meet my expectation for ethical wholesaler. 

Fortunately having great tenants and low maintenance costs has allowed It to stay cashflow positive, which in CA can be a real challenge.

Remarkably, despite these ongoing shifts, delinquency rates remain low on a relative basis when compared to the office, retail, and hospitality sectors.Although factors such as declining household formations, rising supply deliveries, and weakening demand may present temporary obstacles, the sector has successfully emerged from similar challenges in the past.

I tend to find the low end SF homes that are marketed as "turn key" to have the biggest issues and you appear to have a budget that will offer you opportunities a step above the entry level market properties.

If you are trying to sort out which local PM's operate in low income and Section 8, I would look at whatever marketing mode is most prevalent in your area (Craigslist) to see which PM's are advertising those types of properties. 

Mortgage rates are nowhere near 4% due to FED rates, treasuries, and MBS currently so unless this is an "Angel Investor" it's not possible to be that low.

Many cards offer a low rate for the first 12-18 months.

@Andrew Hale I would say if you front load the amount of time you spend on your real estate by spending extra time doing your research on your location and the neighborhoods and the type of investments you want to do that can make all the difference for you.

But in your neighborhood.