Lower equity - with FHA loans, closing costs are expensive, but you can often roll some or all of the closing costs into the loan and pay next to nothing at closing.

If you are able to buy at a discount and want to get most or all of your cash out of the deal and use that same money on the next property without having to wait 6 months and are willing to pay higher points and fees for that flexibility then you may want to look into unconventional financing where there is no seasoning period.  

What I keep finding out is that my target price is always at least 20% below seller's asking price.Here are my rules/metrics:total economic loss after property is stable is 12% (15% in lower quality areas)incremental rent growth after the property is stable is 2%expenses grow by 2%/yearproperty tax is 90% of the purchase price multiplied by a local tax rate (usually doubles tax from whatever seller pays)payroll $1000-1200/unit regardless of the property size (brokers claim that 30-units don't need payroll but I don't believe them :-) )reserves of $300/unit counted in expensesexit cap rate is 100 basis points higher than current cap rate (e.g. exit at 8% if current cap rate is 7%)cash-on-cash ROI 10%+ starting in the second year; first year may be lower if this is a value-add5 years total ROI (assuming sale) is at least 100%IRR 15%+ over 5 years (al ROIs are net to investors after 20% sponsor override)I can adjust may metrics to some degree but in order for me to get to the seller's acceptable price I have to adjust most or all of them to unsustainable levels.So, what should I do other than keep underwriting and waiting until the market turns down and all of a sudden my numbers would make sense for a seller?

Or all of the open houses and potential people on craigslist, redfin, loopnet.com, etc.?

Would love to be of service to any or all of you!

The buyer’s agent must disclose to potential sellers all adverse material facts actually known by the buyer’s agent including the buyer’s financial ability to perform the terms of the transaction and, if a residential property, whether the buyer intends to occupy the property.A separate written buyer agency agreement is required which sets forth the duties and obligations of the broker and the buyer.Transaction-Broker: A transaction-broker assists the buyer or seller or both throughout a real estate transaction by performing terms of any written or oral agreement, fully informing the parties, presenting all offers and assisting the parties with any contracts, including the closing of the transaction without being an agent or advocate for any of the parties.

Back end profits are what you receive over the longer time period, perhaps forfeiting some or all front end profits in favor of bigger opportunities on the back end. 

Which books (or all of them) should I read that would benefit me with investing/investing mindset?

This includes businesses that are located outside the city limits but do some or all of their business activity in the City.There are three types of Activity Licenses that you will need to select: Commercial, Non-Profit and 2-4 Unit Owner-Occupied Housing.

What I can tell you, as a startup, with few properties, the tax return alone can eat up most of, or all and then some, of your profits.