Purchase price: $37,000 Sale price: $65,000 Land deal as is / buy low sale high.

For $50,000 you can have a turnkey low-income Section 8 rental property that generates $7,500/year in NOI.

However, since I am NOT an expert in everything I assign a value for how confident I am in each estimate and use that to generate a LOW and HIGH estimate value.

I can see if you're BRRRR'ing 3 times a year, and maybe I'll get to that eventually, but starting out I feel stupid asking an agent to help me find properties for $10-20k, like why would they want to do that if the commission is so low?

.: EM doesn’t seem extremely low, just kinda low.

If you've got people fighting over your listing and competition trying to get into the unit, then you're too low.  

Its one of the few where the low periods are nowhere near as slow as others.

I only ask to be heard, and to hear my story and perhaps for the newer investors who are just starting out it can shed light on how hard this path can be.  

Minus re-zoning expenses- Any advise for this transition into low income/transitional housing?

It's crucial to choose a market with steady job growth, low vacancy rates, and tenant demand.