Finding deals based on sales comps, but rental comps too low!

[Amber Lister]

All of my experience has been in business investing, so real estate is still a new area for me. Buy & Hold and building a portfolio of rental properties is my goal. Here is where I'm struggling and I'm not sure if I'm doing something wrong in my search... I am finding good off-market deals that I am able to invest a total of 75%-85% of ARV. The problem is, I cannot find any areas in which the rental comps are also 1% of that ARV. So, cash out refinance won't go well and cash flow won't be possible. I'm in Houston, Tx where the market is pretty good so I can't figure out what I'm doing wrong. At this rate, I will only be able to fix and flip and I won't be able to hold and lease out any of my investments. I don't want to sit around and buy nothing at all so I'm fine with flipping for now but I REALLY want to start building our portfolio and I feel like maybe I'm misunderstanding something with this strategy.

Truly appreciate any thoughts or insight!