I kept the rent low because the tenant was there for a long time. 

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

Landlord-friendly state, low barrier of entry in terms of price, and solid cash flow. 

Eastmoor and whitehall are good too because of newer home ages after 1940 where you don't have knob and tube wiring and some of the other issues. don't be afraid to look at new construction or ground up new builds closer to downtown. rentals are overpriced in these areas but build costs are low and it can be a good strategy 

Those that preach no/low down payments are mostly just trying to appeal to the masses who want everything for nothing that will buy their courses.

Trust me they are ******** 5 they say they provide maid service well add this up cause i know they def dont pay the maids this 7 tennants times 89.00  yes not kidding they also demand that you either replace the air filters for the house lolololol. 7 tenants times 20 for filter no joke 140.00 for 2 air filters so how much do they cost at Lowe’s or Home Depot hmmmm for one less than 10.00 they demand you send a pic to them of you changing them if not they send the property manager of 500 names they call her runner,maintenance person ,lock changer , key holder, put up sign person 5 min later on floor, for any of those services  well thats a charge of 65.00.

As a builder, I target about 15-20% profit per build ($500k-800k price range, low-mid in my area).

They are a commodity, and owners are competing directly against hotels in this space, so rents are ultra low.

If you intend on putting in 50 low ball offers a month, make sure your Realtor knows and is ok with that amount of legwork (because it's a lot).

If he must attempt to get the low interest rates of 2021 on this deal, I suggest that he instead look for assumable loans.