We were not interested in the initial asking price, but countered with a much lower price.

Riskier assets are lower percentages.

15 year fixed mortgages are very underrated a 200bps spread is enticing as well as lower transaction costs.  

Long story short, you can, but since you are only targeting investors, your sale price will likely be lower than comps.Talk to a local agent about your local tenant laws and have them review their lease

In a slow market homes sit and rot, they are on the MLS forever and the longer it sits, the lower the price goes to find the sweet spot for just the perfect buyer.

Research landlord-friendly states with lower property prices and strong rental demand, like Texas or the Midwest.

As far as rates I see them declining slower than expected but lowering nonetheless. 

I am buying a property for 144k that appraised for 247. the property was lowered to this number after sitting for a year. needs 25k in repairs, and will rent for 1350-1450.

Note that active income isn't the same thing as non-passive income, it's lower bar that just requires that it's a business activity that isn't just entirely passive. 

Summit county (Akron) has a much lower sales tax rate (6.75%) than Cleveland (Cuyahoga at 8%).The MLS in Akron shows homes at similar if not cheaper homes but for a good reason.