Start by making a low offer to the tenants and see if they’re interested.

Quote from @Michael Daniel: Purchase price 70k currently pulling 900 rent ARV 110 - 140k, rehab about 25k @Michael Daniel That rent sounds too low for that ARV.

Underpriced, underperforming, value add, 20 units, cash flow potential, low risk How did you find this deal and how did you negotiate it?

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. 

Much like other markets in the Midwest, investors go to our market because of the low barrier to entry.

The outcome was a beautifully furnished home in a prime location with a low mortgage that generates consistent cash flow.

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. 

They they get a big fat default judgement against you. 

The denominator in the calculation is your capital/equity and with no debt the return on your existing equity is low.

The market has been on the upswing with low interest rates since 2012.