AND in today's market, the tax assessment doesn't always reflect the value either so maybe you have more room than you think you do. 

The contract would just reflect that.

@Bob Floss II, I fully respect that every court and magistrate across the country are challenged with enforcing a unique and rarely-so-quickly-enacted act knowing that the everyone is injured by the events of 2020 and ultimately they are in the unenviable position of pleasing no one all of the time regardless of their ruling.Update on Toledo's specific case I observed in court with the eviction filed before March 27th yet was receiving Section 8 income:Our attorney reported that after the magistrate's reflection upon the act the ruling has been changed to "eviction granted, writ of possession to be stayed until after July 27th".

The interest rate sounds really good for an owner finance though.It sounds like the $25k spread in price is paying points or advanced interest. maybe structure the sale to reflect that so your taxes don't go up even higher based on the sale price.

After analyzing deals if I find enough properties that do have 300 or more cash flow then that's great and I can change the business model to reflect it.

I will update the numbers to reflect your advice.

Slightly larger than yours, but after reflecting on my situation I decided that I am going to invest in real estate, after I save enough capital.

If the tenants are not interested in the effort it will take to resolve this, then that's a reflection on them. 

I am in Brookhaven for example and while it is desirable here, the prices reflect that. 

Holding on to false beliefs is even more damaging.I would argue that self reflection and the ability to change our mindset extremely important.