You can make a low-ball offer on a small non-performing 2nd, that might about to be wiped out at the foreclosure of the first and then negotiate with the owner before auction and buy it ahead of time. 

Sellers generally recognize that some assets are likely mispriced, whether too high or too low, because the sellers knows less than local investors and are likely relying in large part on BPOs.   

At the risk of taking flak here, I'm going to say I've seen a lot of super cute stock tank pools that are low-cost options. 

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

Bad part about low money programs people don't talk about, before 2022 this would not be a factor

I know this seems low, but the way I see it, this is how much the buyer would potentially walk away with if they posted it on the market and minus all the fees and concessions so I am getting them to that number with none of the hassle and removing the issue of a looming foreclosure.

On the low end, you had $1365 as the rent assumption. 

I’ve reviewed a number of theses DST’s across numerous asset classes  and there performance /returns are generally fairly low and unimpressive. 

. - low vacancy.  

However, my patience is running low.