I feel like those with cash right now are going to get the best deals...market is softening and fair-weather investors are bailing.

What is the current condition of the property? 

We've seen some really good deals (especially this past winter) on new builds because they HAVE to sell them, no matter the market conditions. 

Make sure you understand the area you are buying in, the politics of that community and the weather impacting your property.

All the contracts, terms and conditions were signed by both parties and the title company even validated the purchase price weeks before closing on the title commitment.  

Rent varies wildly depending on condition, who your tenants are, and where your property is located. 

I have been living in the home with no mortgage, the house is a 2 bedroom, 1 bath, 1300sqf, and in good condition.

I think they are a reliable company, but conditions are very different today. 

As is price point.. this will give you a better long term outcome.if you buy way under median your getting into renter dominated neighborhoods and schools for sure will be bottom ranked.. instead of going East have you considered Vegas.. lowest prop tax's basically in the country. no big weather issues  desert landscape super simple to take care of.. and Stucco homes with tile roofs no big thunder and wind storms to ruin roofs etc etc.. you can buy nice rental house there is a solid B location for about 300k. just worth checking out if you never have..

To assume the simplest thing and answer your question: if you're having a hard time attracting buyers, its likely the property is overpriced for its current condition/location/overall etc.