In-fact, if you are buying residential (1-4 units) and willing to live in one while you reposition the property, you may be able to manage a down payment as low as 5% (SFH & duplex) or 10% (3 - 4 units) ... whether your new "business" will carry itself at 90 - 95% LTV will depend on where you live and how well you purchased.    

As such I can pull comparables from our local MLS on local investments and as a member of National Association of Realtors I have access to their RPR product that pulls comps for me nationwide.

I live in Danville IL and it looks like everything is for sale low prices homes rent ready anywhere from 15 to 30k and of course your older run down houses 3-10k all different types of houses in different conditions.

I think the rent is a little low maybe.

No reason to over complicate what should be a simple low cost deal.

You can find various products that lend themselves to qualifying self-employed homeowners.

Regardless if they are a Doctor, college student or a low income housing tenant.  

It is one of the best regions to invest in buy-and-hold due to it's low acquisition costs and relatively high rents (large University and housing shortage). 

And when you start looking and low-dollar properties you can have small dollar amounts making a big shift in cash-on-cash returns.Just for easy math (ignore impracticalities): $70K purchase price means $17,500 down.So you need $1,750 in cash-flow to make your 10% goal.If you get $1,500 it's an 8.5% cash-on-cash return.

I saw that some people had extremely low cost basis on something that was worth a significant amount.