You may be able to find a local lender or private lender but rate and terms may not be as favorable. 

So no real cash flow is obtained.So we are left with the old principle and interest pay down and inflation working in our favor. 

You will not get any terms more favorable by not using an agent.  

Favorable updates are passed by Congress and  signed by the President for 2016.Bonus Depreciation

I have to say that the courts will not favor a tenant having to pay for the first $100 in repairs as repairs are the landlords duties UNLESS the cause for repairs are caused by the tenant.  

They are extremely investor friendly, the property tax is favorable, the economy is robust and diverse, the population is growing, and the entry price is wonderful.Cannot go wrong inside the 465 beltway but I would stay away from the war zones such as Brightwood (above 70), Northwest of the 65/70 junction, far east of downtown, and other smaller pockets scattered around.Attached is my "red zone" map for my wholesalers and partners to avoid.

The loan size is what is not in your favor. 

If you walk, and unless you're buying on terms favorable to you, I hope you do, then your next deal is a mere hour or two of searching away.All the best in'16

But my realtor did me a favor and helped me buy this one on the MLS, so I feel like I need to return the favor.  

Previously I had looked at the cash for keys method favorably as a method to remove the problem and get back to a revenue generating unit.