As far as benefit to the seller goes, @Matthew Paul I think you are probably right on the money and regardless of whether they would have preferred to stay in this house rather than move, it is likely providing them some excellent cash flow; and I'd be hard-pressed to come up with a deal that serves both parties better than the current situation. 

If you can rent 3 units for $2,000 you are close to breakeven.On the plus side, you will have a highly attractive asset and several decades without much cost of capex and repairs. 

First, 4% of that ROI is because you’re doing the asset management” work yourself without direct compensation.  

I usually try to get 10k but sometimes its not possible and I would prefer to make something and give the investor a good deal rather than make nothing trying to move a bad deal.

Account Closed said, income and assets are the only "hassle" with a conventional loan.

Plan is to start with cleveland and accrue few assets and then scale to columbus,pittsburg.

Is it in an area where assets have been or you believe will have appreciation? 

My goal for next year is scale and acquire at least 5 more properties (preferably multifamily).

I do prefer having them take it to the bank tho.

Would prefer newer books that are still relevant if that matters.