I notice the rents don't seem to be affected the same way sales prices are in this regard, so I target certain tracts that seem to be $10-15k lower than an equivalent home nearby.I don't worry about CAP rates or other measures.

I would give the tenant a "Notice to Comply" with the terms of the lease regarding the utilities (or the equivalent for your jurisdiction), and cc it to the Section 8 offfice. 

A high interest savings account with Ally bank (or some equivalent) is the answer for no risk and liquid savings.

I think getting a 1750k equivalent rent (actual minus lawn care ect) for an all in of 100-125k is between an average and good deal.  

Buyer may receive a Special Warranty Deed or equivalent if Buyer is able to purchase title insurance without delaying the closing (title fees typically cost between $500 and $1500 and are based on the purchase price of the property).

Often the county public administrator (or equivalent) will step in and probate an intestate decedent's estate then liquidate in their our auction. 

Likewise with property management -- while you won't be paying anyone else to manage your property, you're still incurring a cost equivalent to your opportunity cost.

As we speak, I have 35 deals sitting somewhere in the ether-equivalent of his desk.

.- 100/month for repairs and maintenance- Equivalent to one month's rent for vacancy/turnover etc- Insurance costs + 10%- HOA costs + 10%- Taxes + 10%- Management fees of about 9% of gross rent (fee will decrease with more properties)and after all expenses - (rent x 12 - expenses/ cash invested) my goal is about 6.5%.

I probably look like a cash cow at this point because it's the equivalent of having $7k land in her lap on a $600K deal.