Rates are high, usually in the high 8s or low 9s, and you may pay 2-4 points on the loan. 

The 6.75 rate is a conventional 30 year w low closing fees (the credit union I used last time).

I'm running your numbers and getting in the low 20% range.

It all depends on your strategy, Phoenix is primarily a single family state so small-multi family is competitive with low supply.

These platforms typically have billing policies where you pay a per unit fee per month to the software and you get regular updates and support each month.There are a number of low-cost platforms available that are able to offer you a lower price by passing along some of the costs to your tenants (payment processing fees, applications, tenant screening, etc).

@Amir PortalFort Worth (Southside): Affordable entry points with growing rental demand due to development and school proximity.Arlington: A solid mix of price points and strong rental potential, especially near UT Arlington or entertainment districts.Focus on areas with rising population growth, job opportunities, and low vacancy rates.

If your house is old, value is low. 

I have done it successfully on my last 2 buildouts, maybe 3, but only because I was able to acquire the properties at a very low price and I did all the work in-house (myself and some hired hands on staff).

Many realtors are not going to work in low value asset areas as those are generally rougher neighborhoods that are probably deemed to unsafe especially for a single women agent to be out there.

Low risk investments sell at a premium, that's the whole idea of cap rates.