You won’t get a 20% mortgage for a low end out of state investment property

Your expectations on returns, even if you could, are unrealistic.

The market is pretty rational. Buildings that appear to have really high cash flow have substantial deferred maintenance and/or are in declining rental markets.

Management of out of state low end apartments is a potential nightmare.

I suggest you look into buying another condo or house and renting your current one out. You will get a better mortgage that way.