Watch his 40 day challenge. 

The only management cost I have is my own time, which outside of natural disasters is 1-2 hours/week at best.

It sounds like most of your issues were insurance-related, which indicates this is a risky market based on natural disasters or something.

Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. 

At same time there operations costs are also expanding due to wage inflation naturally fallowing the "everything inflation" so yeah....

Who’s Disqualifiedyouyour spouseyour parents and/or your adoptive parentsyour natural grandparentsyour natural children and/or your adopted childrenyour stepchildrenThe spouse of your natural childrenyour grandchildrenAny fiduciaryAny people providing services to your IRA

if something is just sitting on the MLS looking too good to be true... then it's too good to be true.these properties are going to have higher costs overall, be in more challenging neighborhoods, have very gnarly deferred maintenance and capex, potentially have liens, be high turnover, and require expert, highly knowledgeable, localized support to be successful. see for example this thread.https://www.biggerpockets.com/forums/48/topics/1137397-balti...and even at those price points, i think cash flow is fairly low to non-existent if rehabbed to a high grade, especially with DSCR debt. 

Challenges?

It is a very challenging area with little development, very little redevelopment, and few food, business, or transportation options nearby. 

While this option is the most accurate land valuation approach and least likely to be challenged by the IRS, it is also the most costly and can require several weeks to complete the process.Limited-scope land appraisal: A limited-scope land appraisal can be completed by a real estate professional who provides an analysis of sales comparisons or other limited metrics.