If your house is old, value is low. 

Just looking at their profile & seeing what year they are in.

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).

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

Also the hit rate per property is really low.

Is there a way to have No money Down or Low money down? 

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. 

Avoid leading with a low offer or mentioning how long it’s been listed.

Well this is going to be more mandated by your investor base than anything a mentor can help you with (i.e. there are groups raising money targeting low double digit returns, with limited cash flow, and other groups that need to show mid-20s to get investor interest).Lastly, if you are looking at a mentorship: really hammer on HOW they will help you be successful. 

A a low-temp sensor be added for you to be called if the temp falls below 55º ?