Normally when a  property is advertised as "cash only" the property is in poor condition and/or the seller wants to reduce contingencies and opts for a cleaner transaction.

As for your neighbors, they could have exemptions like Homestead, widow, military disability and many others that can reduce the amount of taxes.

 $9k/$72500=12.4% Rate of return (not including any closing costs which would reduce this return).  

David A cost segregation study can be beneficial for properties under $400k by accelerating depreciation to reduce taxable income.

Negative cash flow also can offset positive on other units to reduce taxes today.

Examples could include:Partnering with other investors to share risk.Using seller financing or lease options.Leveraging creative rehab techniques to save on costs.Negotiating with contractors in a unique way to reduce expenses.I’d love to hear any stories, tips, or approaches that helped you pull off a deal others might have instantly passed on.

They’ve been solid investments, with rising rents and property appreciation, but over the last 2 years, skyrocketing HOA fees and stagnant value growth have reduced cash flow.

The initial thought is you are probably charging too much if no one is interested, or your photos or description are bad.Four beds and only one bath probably reduces demand as well, that’s potentially a lot of people sharing one toilet.And it is winter - I’m in Buffalo, I hate listing rentals this time of year.

Like anything it has to stay balanced but small gestures go a long way in reducing turnover and mitigating many "would be" issues. 

It is usually reduced leverage but an option!