Do you have a strategy for making these low offers more appealing to sellers? 

Hi Brian, I’d recommend avoiding overpriced courses since you can find all the information you need for free or at a low cost.

I know there are some PMS lite solutions out there made for low unit count portfolios but honestly I used ical and excel until about 15 units. 

Explore neighborhoods with good schools, low crime rates, and rising home values.

Low salary, low on funds, low on knowledge.

I also completley share his advice on a bias for action.If you are interested in a good book reference with checklist like models, check out "The Perfect Investment" by Paul Moore and "The Book on Investing in Real Estate with No and Low Money Down" by Brandon Turner, both also available in audio versions.

You also may have leasing fees, which can be as low as a few hundred fixed, but more often are a month rent.

It sounds like most of your issues came to light during your due diligence.

Rates and market conditions don't matter, if your house is not selling in a time when there is low inventory, you are overpriced.

I am based in Texas and I understand that there is a lot of affordable duplexes in Westmoreland County for a low as $90,000 on Zillow.If you are looking to House Hack like @Madison Stoner  I recommend you interview some local Investor Minded Real Estate Agent and hire the one you feel most comfortable with.