There really isn't cash flow anywhere right now without some kind of niche or angle.If you buy a miscellaneous, "lower cost" house around the median in PA or OH, and put conventional or DSCR debt on it... it's not going to cash flow.And you really need to be hands-on somehow, whether that's literally your own or a trusted team. 

How much would it cost for material and labor for a 985 square-foot house?

Welcome @Hogan Chouinard,Memphis is a city with a strong workforce that offers low-cost entry and provides consistent cash flow to investors.

A much simpler strategy may be to sell the property, buy a new property, do a cost-seg analysis and take Bonus Depreciation. 

HELOC's are low cost, digital, cookie cutter no exception type processing- you fit in the box or not.

Partner Driven financed the Sierra Drive deal using its own capital, covering the $185,000 purchase price and $33,900 in renovation costs.

Site development costs can very submarket by submarket. 

(They might want more since RE commission costs to seller will be +/- $50k) $600k LA at 5% interest only for 5 years = $30k/year interest income X 5 years = $150k interest income. 

If they cause a sewage back up because they are flushing wet wipes and the cost of repair is $760, who is paying for it?

Tough neighborhoods still, but plenty of fixer uppers and low cost plots make it ideal for scrappy individual investors looking to get started on the cheap.