This vary heavily town to town. 20% down is great if buying strictly as investment but if you have a way of owner occupying I would explore that route and apply the 20% down to increasing value of property and instead using low money down loan. 

. - There are very low management costs since the property has long term tenants that take care of their own repairs.

@Samuel Kim Your wife can meet the 750-hour test for Real Estate Professional Status (REPS) by actively managing your 9 rental properties, but careful planning and documentation are essential, especially with low-maintenance new construction.

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

We had a discussion about the costs I have endured and the low ball offer to cover expenses for going 5 months past contract deadline but haven't heard back. 

I see that real estate agents and brokers are too negative on sub to deals……investors looking for low interest rates and or low down payments are too positive on the same.As I stated the reality is somewhere in between, depending on individual circumstances.  

I'd rather the team set the right expectations for you up front than act like an agent that can get it done for you but then struggles with how challenging things are right now -- especially with it being hurricane season. 

@Bryan HartlenManaging low-end properties can be demanding due to higher tenant turnover, increased maintenance needs, and frequent rent collection issues.

Her credit is that low because she is financially irresponsible.