But we moved out the low rent tenants and after the rehab we filled all units with market rent tenants.

In multifamily here in Reno, NV (just over the hill), we have seen some great deals with higher cap rates for buyers, but also very low cap rates on some renovated, turn key inventory. 

You decided to invest in a property in a low income market.

----------------------------------------------------------------------------------------------------If I had to start all over again, I'd look to acquire a 2-4 unit property with an FHA low-down payment mortgage.

However, if your current interest rate is low, be aware you will be buying into a deal with much higher interest rate with today's rate.For your new purchase, you should be able to use a DSCR loan and get financing without income as long as credit is good.

If there were a bulk subscription I could get all my tenants for a low annual or monthly cost I would consider it though

Add outdoor security cameras (just let guests know they’re there) and maybe some motion-sensor lights for extra safety.

We can go low depending on your unique credit profile.

Your other levers are revenue (which as you mentioned is capped) and expenses (which congrats to you are low).

Duplex appraised 380 (super ****ing low ball) brings in an estimated 3,900 a month in rents. buyer agreed and SIGNED addendum to purchase at 397,500. day of closing they dont show, tell us they didnt know what they agreed to pay over appraised value and are trying to get us to accept 386k. my agent had me lock in our month to month long term tenant to a year lease for THEIR lender and now they pull this.. they have only 5k in escrow account.. my agent wont reduce his commission from 3%-2% to help bridge the gap. suggestions??