My COC return will vary depending on my out of pocket cash.

Thank you Each state’s laws vary, but many/most will require a foreign corporate entity to register in that state before it can do business, and holding property title is a business.

Your target is an owner who is distressed at least to some degree.

When I looked at prices recently they look like they've gone up quite a bit but I know they vary a lot depending on the neighborhood. 

Today, it is 24 degrees and wind chill, and it tends to be colder in the park and cold mist freezes certain areas of it to the point that they're closed for the season as well.

A few others have called out Hemlane, who appear also quite responsive here on BP and also offer a degree of repair/work order management baked right into their middle/upper tier offerings (versus having to bolt-on as with RentRedi + Latchel). 

Great 360 degree view.  

My rentals vary in age with the newest one built in 2006. 

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

The rules and payment standards vary significantly from one area to another, so familiarizing yourself with the local housing authority's procedures is key.