I've seen some as low as 6k and as much as 14k annually.

It's interesting because of the low start up capital and potential for higher returns.

Should I price the land 2 times above market value and offer a low interest rateORPrice the land at current market and use a very high rate?

Are the HML not good options or you believe that 75% is too low?

As I see it, the only ways that real estate pays you well in the first 3-5 years is low to no leverage or a strategy that requires more work (short term rental, mid term rental, rent by the room, etc.).  

Low cost + high rent/value ratio.My market of Middle TN doesn't have any livable property for that price and the 1% rule isn't very realistic. 

Believe it or not there are still a few "old-school" counties but those are few and far between and the volume is low.

A full gut and roof HVAC windows etc for 100k seems very low.

As you can tell marine the appraisal came back 40k low and I was so dumbfounded.  

Perhaps reach out to local agents who work with a lot of buyers in your market and see if any of them need a place to rent while they house shop (inventory is still low).