If prices are too high people will just go elsewhere.

If you have large debt with a high interest rate, I would consider paying that off before getting started investing in real estate. 

If you want to quote out high efficiency boilers for six Tripple deckers for example requiring installation of separate gas, meters etc. etc. - that might be a situation where you would want to work with a contractor directly because you would have lots of different options with widely varying costs.

I'm in New York but the prices (at least downstate) are much too high for me to make my first deal so looking more upstate and out of state. 

we are pretty high that is for sure. 

The rates are high right now but these loans are limited based on cashflow so you cant take a loan that costs more than you're receiving in rental income.

If you are new to the business the most common issue is you're either locking up deals too high or you aren't finding attractive deals.

High risk areas.  3.

We attract high quality tenants. 

Don't put a high list price based on what you want, needs to be based on solds