If it's not selling, you need to lower the price.

.$85 sounds steep for QBO I thought it was lower maybe you need to get the accountant to send a discount promo?

I'm looking to start off in areas with lower costs coming in, preferably under $100k single families but definitely under $200k. 

I know that my COC my be lower, etc but my main concern since its my first property is being cash flow positive.  

The reality is many lower rate offers have a higher price or are $hit properties, but not all.If you are paying extra for owner financing make sure that the discount rate easily justifies the purchase price.  

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

I've been watching Chad Carson's videos and his approach of accumulating more properties than you need, then start using that income to pay off mortgages and cull the lower performing properties makes sense to me. 

Do you buy homes that do not satisfy this rule, or do you just make lower offers so that you adhere to that rule?

I mean look at all the MF deals go sideways big time  by flushing those out on BP we find many were done because of keep up with the Jones offering highest return possible and to do that took on the most aggressive debt stances and proforma s of caps lower and rents rising and or refis in the offing.. now we see that in hindsight those structures are not working given that rates rose cap rates rose ( instead of fall( and rents are flat or falling)..

You’re able to learn the basics of a real estate investment with lower risk and build equity at the same time.