However, the rental value this area is very low compared to the Home values and mortgage rate.

My mentor told me I was still charging too low for the value I was providing. 

I bought this property with a private interest free loan from a friend. the person i bought it from need cash fast so i offered them a low cash offer and they accepted.I had enough money saved up to rehab the house with my savings.

Like you said, your maintenance should be very low on BTR.

I would push for very low or no money down but having a Realtor that needs to have their fee paid it may still not work.Look up the owner if possible through truepeoplesearch.com and call them up directly.

What was ABNORMAL were the interest rates for the previous 10-15 years which were unusually low. 2.

a lot of people will poo poo this, but I also live in a market where cash flow is low, property taxes are high and properties are expensive (which is a relative term).

Rates that low don't make sense especially if they're a no doc shop.

The lock-in effect of the period from 2016-2022 when interest rates were super low, causing owners with those low rates to not want to sell? 

Unless you bought in D class, very low appreciation area, you should be sitting pretty.