@Diana Mulvihill A lot will depend on your local market and competition.

If it's an easy cosmetic deal I wouldn't sweat over it too much as long as major items look good - plumbing, electrical, foundation, roof, HVAC, zoning, etc.This is why for first timers it's a lot easier to go with on-market or off-market sourced with an agent than wholesalers.

If you're in a high-cost area, consider out-of-state markets where you could buy a rental property outright. 

Is my CoC return solid, or do I need to adjust anything based on my market?

I’m pretty busy with my job as it’s a 24/7 industry, I don’t have time to handle aggressively hunting for off market deals however I could still do it with mailers, as I’m in no rush to purchase right away.

You have to know the market and ARV.

Low down payment AND it cash flows also AND buyer has title.Maybe I am asking too much, but I don't think so.Perhaps you just market to homeowners.

Market Conditions Aren’t Always in Your FavorHouse hackers often assume their property will appreciate and rents will rise, but that’s not always guaranteed.

Also, REITs are correlated with the stock market and with the RE market.

It's tough to swallow, but if it's not renting, it's likely as simple as the market won't bear the price you're asking.