Now I agree that it's not a perfect deal, but if I can secure it with low money down and seller financing, I feel like it would be excellent to spend a couple bucks out of my own pocket each month (if I even have to, since I run my numbers so conservatively) to have a multifamily property that is entirely paid off in 15 years.

As I’m analyzing deals from whole sellers even using their ARV which I do not really trust it’s not possible using the 70% rule so my main question is should I be less conservative considering the market I’m in?

However, I'm conservative with my numbers, so generally expect a little bit of upside.

There is no perfect investment strategy however by buying conservatively the odds can be more in your favor than buying under conditions where everything has to be perfect to do well.    

The reason we use more conservative values than our actuals is that we would rather be pleasantly surprised with our returns than having to come up with cash out of pocket to make ends meet over time. 

The link I posted above is to GINSENG IN NORTH CAROLINA WHAT YOU NEED TO KNOW and this link is to the Ginseng Plant Conservation Program.

I primarily need advice on:- Is it a good location for rental & What kind of tenants it will attract- How to rehab to maximize return w/ cost estimation- Conservative rent projection based on the rehabI need property managers for it, I tried to contact a few companies, but their response seems slow and I won't be able to directly talk to the actual property manager.Anyone can help?

But if you're new and think your deal will need that kind of work done I don't think it hurts to use those more conservative numbers.

The idea being that if we're conservative and the actual tax #s are below that, then we can enjoy the extra cash flow. 

If all is right, being ultra conservative, including a 13% vacancy discount  consistent with the office submarket into the mix (gross rents are reportedly 324k/yr - 13% vacancy for submarket = 282k rents - 104k in expenses), w/ 30% down at about 5% it'll cash flow about 80k/yr. at 2.35m - again being ultra conservative given its 100% rented.