I like the other recommendations, give them a seller financing offer that is their asking and a good interest rate with terms that make sense for you, and offer what the bank will let you offer.

If so, consider adjusting your rent or offering incentives like flexible lease terms.

I have 3 long term rentals, but this is my first time with commercial property. 

Don't be discouraged by the lower returns—house hacking is often about long-term wealth-building, and your primary residence can offset some of those mediocre numbers.Make sure you're accounting for local trends and realistic rents—sometimes expected rent growth is overly optimistic, or costs like repairs might be underestimated.

Also I would buy tax deed land for say 2k sell it a few months later for 10k on terms that was my cash flow. 

I’m Mark, a new real estate investor based in San Diego, leveraging my background in AI-driven lead generation to find off-market deals.I’m currently looking for small multifamily properties (duplexes, triplexes, or quads) to rehab and house hack, to build long-term cash flow while living in the property.Outside of real estate, I’m into fitness, golf, and exploring San Diego’s best outdoor spots.

Also, I work with a lot of long-term RE investors and none of them look at ROI.

What I gathered from Sumrok's students is that it works best if you're local and can be in the area (sort of in a face) a lot.In terms of Rod's program, I bought the online course awhile back.

I have found there to be a real shortage of long-term rentals in Ludlow and the surrounding area.  

SF is a very unique market, and actually may be a great time to buy right now, especially if they can successfully turn the city around.