O course, can't find a tenant and have to beg owner to lower rent due to condition.

Undercharging could mean you end up paying out of pocket or getting a lower-quality clean, which isn’t worth the risk when reviews depend on it.

I also suspect inflation will drive continued migration to lower cost of living / lower tax states.  

This scenario is determined by the condition of lead-paint and the cleanliness of the unit (remember, we are dealing with dust and paint chips - less dust = lower levels). 

Researching local job markets, schools, and even infrastructure projects can provide insight into potential appreciation and cash flow.You might want to explore markets in the Midwest or South, which often have lower entry points and better cash flow potential compared to California.

My goal is to diversify with an investment that generates steady cash flow, even if it requires a larger upfront investment and lower overall returns. 

My guy used to lower my charges because he was the owner and thought all my inputs were ridiculous.

You can generally achieve better bank leverage and has a lower barrier of entry.

I wanted to help them out and minimize their loss and saw an opportunity to get a property slightly below market because of my commission savings, immediate mortgage and maintenance relief, in addition to keeping a lower short term interest rate How did you find this deal and how did you negotiate it?

Understand cash flow lower then say 500 bucks a month is a myth anyway.