One of those lawn arts you mentioned is scheduled to be sold.

He recently started his small business for deliveries (i.e. mulch, soil,  sand, gravel, caliche, etc.) and lawn service. 

Also factor in grounds maintenance, which depending on your area may include snow removal and/or lawn care and landscaping (this can run a few hundred dollars a month depending on the size of the property).I always ask sellers for their P&L statements for the last 2 years which should show any major repairs and expenses.Regarding financing I think you nailed it and should look for more traditional financing elsewhere assuming you qualify.

Same thing with lawn maintenance.

Hire a cleaner to clean the house, they split the cost like its a utility or lawn service. 

Heat, electric, cable, water and sewer is metered out also.Insurance, taxes, trash, vacancy, repairs, snow/lawn add up to 18k.Gross Income - $56,000Mortgage - $16,000Income after expenses and debt services - $22,000Cash Flow Per Door - $305CoC Return - 41%Cost per Door on purchase price - $44,000Retail per door in my area currently - 30,000-35,000.Numbers work great.

Tenants pay for water/sewer/garbage/electricity/gas/mow the lawn/shovel the driveway.  

Rates have been artificially low for a long time and should keep going up.

You did not include anything for utilities, lawn care, pest management, Legal, accounting, and a number of other miscellaneous expenses.  

You take the gross income  and subtract out all of the operating costs and expenses (taxes, insurance, gas, electric, water, trash, lawn, snow, maintenance, CapEx reserves, management, etc).