No - Unless the house needs to be painted and they are painting contractors with insurance. 

My personal insurer (USAA) won't insure it because it's not a "family" LLC.  

.-  Monthly Expenses:  taxes: $125, water/sewer: $150, garbage $50, insurance: $125, repairs 5% (newer finishes, metal roof), vacancy 5-10% conservatively.-  I'd be looking at a conventional loan (possibly owner contract) with 25% down.  

If you're credit is good it's likely a better option because there is no upfront mortgage insurance premium like there is for an FHA loan.

There are signs of neglect all over the property, and the 35k price tag is a best case scenario if we don't find more..I can get a newly flipped property across town with similar taxes and insurance that would rent around 550/mo and they are asking 42k.

I can be able to fund you before then but before we proceed further i need you to understand that there is a $650 fee attach to the loan and that this fee will be paid upfront and cannot be added or deducted from the loan amount....If you fee uncomfortable because of this fee then i cannot be able to continue....Let me know if we are to proceed or not"

Tax - 2.6k (6%)Landlord Gas Water Heating - 1.3k (2.9%)Landlord Gas+Oil Heating - 2.8k (6.5%)Landlord Other Utilities - 5.5k (12.6%)Insurance - 1.1k (2.6%)NOI - 11.8kLending costs - 8.6kAs is, cash on cash would be 5.5%Is (eventually) getting 10% cash-on-cash realistic here?  

One previous landlord reported that he paid rent late four times and that they asked that either he moved or they'd proceed with eviction.  

It may be cheaper to get more loan proceeds.

I personally want to see $300/m above my mortgage, taxes and insurance for a 15 year note and $400/m above a 30 year note