Many of these investors or owners life circumstances have changed and if not for the incentive of low rates might have already sold. 

If you still want to do that, options I offer, 1) if you want to sell the home FSBO, I can put it in the MLS for a low few, 2) Realtor Walk-Away Full-Service Option.

Your return on equity is very low based on those numbers provided so yes, some action needs to take place whether it be adding square footage, new construction, or 1031ing.

When you are going to be living in one of the units you can use a low money down loan with a down payment of 3.5-5% down and live in the building for one year and then if you’ve saved enough for another down payment you can then put another 3.5-5% down on the next building and live there for a year and keep doing this year after year and build up a nice portfolio this way.

The low cost of houses and high paying rates are making me attracted to the idea..

Velocity of money, or speed in which you can complete a BRRRR investment and repeat, is key to success, and refinancing with the shortest seasoning requirements is highly important.Loan terms and interest: Cash flow is also an important consideration for a refinanced rental property, so attaining a low interest rate, as well as other aspects of loan structure (term, amortization, or interest only, etc.), plays a big role.Generally, there are three main refinance options for BRRRR method investors: Conventional loansBank/credit union loansDSCR loansConventional loans are generally defined as loans originated under GSE (Fannie Mae/Freddie Mac) rules and guidelines and securitized.

Many are shocked when they go to sell and realize they have a much larger gain they have to pay tax on than they thought because their basis in the property is so low due to deprecation. 

im trying to find d a lender on an investment property with low LTV in Fayetteville NC im trying to do a Heloc or rehab loan does anyone have any advise  

It's mostly renters which lends itself to good cash flow, the cost of entry is low, and if you can navigate the different areas in Memphis, seeing some appreciation isn't out of the question!

In hindsight, I was buying when house prices were stupid low, and I easily robbed myself of several million dollars worth of value by buying and growing so slowly.