I have bought all of my properties in rural areas, only one required 40% deposit and when I refinanced this month my new lender was happy to do a 20% deposit. As long as the town is a reasonable size, above about 15,000 you should be able to find a lender to do finance especially if you can show them paperwork such as rental agreements etc that support your application showing the income that the property produces.
Again , do your research make sure the town has infractructure and industry to support their population. All of my properties are cashflow positive, they haven't had a huge increase in capital value, but as a single mum with three young children, having property that pays for itself is whats important to me at this stage. i am in the process of buying another property at the moment that will also be cashflow positive, but it's location may provide better capital growth
good luck
Sonya
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