They each offer very different options, and each have different STVR rules as well.  

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

It depends on a lot of factors; primarily the local jurisdiction rules that may limit lease changes (in Portland/Oregon rent, security deposit, screening fees, an no-cause evictions are heavily regulated).

The typical rule of thumb which works well is GROSS monthly income at least 3x the rent.

Hard Money Loans are generally speaking institutional money so they make the rules and you either like it and take it, or move on to another lender.

A very attainable "deal" in my area are houses that would follow the 1% rule.

The rules and payment standards vary significantly from one area to another, so familiarizing yourself with the local housing authority's procedures is key.

They had pumper trucks at the river, and water trucks running back n fourth filling and refilling. 

Quote from @V.G Jason: Everything I've seen has been since before the ruling; the seller is paying both sides. 

As a general rule, I aim to achieve a net return of $800–$1,000+ per month for every $100,000 invested.