Any change in objective should be approved.

With interest rates on your current properties in the range a stock market portfolio might return paying off the mortgages could be a good option so you maximize cash flow.

The numbers that have worked so far are 150/sqft However that is in the 550-650k exit range.

That's the main objective.

The guy even makes calls to difficult seller's live right infront of you so you can hear what an expert does to overcome objectives..

I might add, your entering range to reap cap-x expenditures so this cash-flow is soon to be significantly depleted/off-set via those expenses. 

Ranges can be fine if they’re in good condition, but inspect them thoroughly.

I think I could get in the 5k-10k range for a down payment.

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

We managed to bring the property down in price, overcome objections, and navigate the eviction battle, and in the end, it paid off.The key takeaway here is that if you’re a true cash buyer who can work with private lenders, you can survive long, drawn-out processes like this.