Lenders still only allow 75% of market rent when factoring income.

With 20% down, Full Doc, 30 YR Fixed, Fully Amortized, Credit Score above 680, Loan amount below $417K for one unit, today’s rate for investment property is 6.50% with a cost OR 7% at no cost.

With 25% down, you can get that rate closer to 6.25%

Conforming loan limits are higher for 2-3-4 units.

For Stated Income, Rates are 6.625%-6.75%, depending on credit score. 700+ gets you the lower.

It’s still a matter of qualifying.

I wouldn’t buy a property “expecting” any appreciation.
I’d want that to be the bonus. Sticking with around 125X monthly rent makes sense, but condo HOA’s can be a poor long term investment, as the monthly fee grows and mandatory assessments show up, and you have little control.