Low and behold they just shut down my membership. 

Rates are usually in the high 8s or low 9s, and you are likely going to pay 3-4 points for these loans. 

Thus easy to manage and low Capex expenditures.     10.  

Down payment of $13K including reserves sounds pretty low to me . ( Based on Maryland )

Quote from @Devin James: When running numbers on an investment property, I focus more on equity growth than monthly cash flow.Here’s why:If I can acquire a property at a low basis and add significant value, I can: 1) Sell and reinvest elsewhere 2) Cash-out refinance to recapture my investment.

Her credit is that low because she is financially irresponsible.

For example you are putting in low grade laminate and all other listings are putting in high grade vinyl.

cash flow has just been hit hard everywhere with the rise in interest rates. the properties in my portfolio that cash flow the most are at interest rates that it's not possible to get anymore - low 4s - and somehow there is still tremendous demand for properties that won't cash flow or break even, which is what you're finding.based on what you've said about your current situation... i don't have a good answer for you. 

These properties appeal to students and low-income renters, especially if traditional housing is limited.

Can you lease an apt under USDA low income and have someone else live there???