I haven't put pen-to-paper on the numbers but it would appear that each year you keep the property the more "modest" cash-flow the overall rate of return would decline.   

I've spoken to a lot of GC's and all want the big jobs, and kindly declined to work with first-timers until we have multiple jobs going at once.

Generally speaking rents go up year to year not down, unless the neighborhood is in decline then that is a different story. 

thanks for the update ......it sounds like the declines from the lenders  are  consistent .......so continuing the  traditional loan angle  right now  isn't  likely  going to prove  successful  ( I could be  wrong )  .....ideas :  1) Go to a private lender and get some type of loan from them  2)  as you mentioned that  one person stated  you would qualify for an " asset  based "  loan - try to  locate a  lender that  has a  program you might be able to  use your assets   as collateral for a new loan

That was their initial approach - to petition the seller for a return of their EMD, but I felt that wasn’t fair as the seller didn’t do anything wrong - the bank and their realtor were at fault.I may not have mentioned this but the HOA provided all needed documentation of renter/owner ratio before the offer was submitted - bank had that paperwork from day 1 but didn’t decline based on it until the day closing was scheduled to occur.

And once they find out where the funds came from you would be declined. 

Both of them are showing decline 3 years in a roll and have not much cash. 

Rents for apartments/condos have actually started to decline recently with all the inventory that's come online over the last year.

Plaintiff's attorney declined it, said there wasn't time to do a full review and they were proceeding to auction.

Many of the smaller towns, especially in the midwest, are places that are in decline.