They want retail price for their houses and have a plan to sell  2-4 annually on the MLS.As they won't owner finance and I can't offer any more, do you know of any more advanced techniques that would allow me to pay a higher price for the properties but still have reasonable cashflow?

Earn 10ish percent and set 1/2-1/3 of my annual return set aside to pay back the original amount.

-Based on the rent, the commission fee is $2475, which is 12.5% of Annual rent (The agent already told me that it is reduced from 15%) .

Maybe you should watch Wolf of Wall street and refocus your efforts...

You need to calculate it as investment income - expenses (including annual taxes and income taxes on your gains) - increased equity (loan paydown - that is part of your profit, but it isn't part of your cashflow)If you are looking at this on only a monthly basis, you'll miss annual or semi-annual costs or seasonal variations. 

Technically, it's Wolf Creek, but most folks are just going to call it South Dallas.

Then there are annual dues and fees to keep your license active.

OVERVIEW Listing 109,900 Purchase 106,000 Down Payment 26,500 Closing Costs 12,393 Cash Needed 38,893 Loan Amount 79,500 Annual Taxes 4,444 CASH FLOW Mo Annual Income 1,480 17,760 Unit 1 800 9,600 Unit 2 680 8,160 OpEx 441 5,290 Homeowners 70 840 Vacancy 74 888 Property Management 89 1,066 Maintenance 74 888 CapEx 74 888 Utilities 60 720 NOI 1,039 12,470 Loan 435 5,220 Taxes 370 4,444 Cash Flow 234 2,806 ANNUAL METRICS Cash on Cash 7.2% Cap Rate 11.8% Payback Period (Yrs) 14

You will have an annual renewal which is about $150 per year.

It is significantly better than SD IRA for the following reasons: Custodian is not required = no custodian fees, no asset-based fees, no transaction feesCheckbook control over your retirement fundsNo tax on leveraged real estateAbility to make large contributions: up to $61,000 annually Ability to invest tax-free using Roth account The property owned by your 401k can't be used by you personally, has to be strictly investment.