Vegas is a perfect example U can buy a 400k rental there and in many  cases the taxs will be lower than say a 100k rental in Jackson MS.

The effort level is lower to sell than to BRRR, because you don't have to rent or refinance the property.

Actually I do have  the comparables since every year I have fought with the county to lower my property taxes :)!

Since yours is only water and heat I would recommend you charge 50% and lower the rent cost rather than factoring it into the rent price.

Competition is much lower this time of the year and the election has further slowed down the market, which creates opportunities for savvy buyers.

My most recent look indicated that the DSCR rate was actually lower than the one at my bank but would have required a 35% down payment in my particular situation.

Many investors are attracted to lower price points but end up losing money because cheaper properties are higher risk (not good locations, rough tenants, lower quality construction, etc.). 

You will benefit from better rates and lower cost lumber now, so that will help make up for some of the added carry and perhaps the market conditions have even improved? 

But these do have drawbacks, typically in lower LTV, prepayment penalties, etc.  

: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.