Add replacing or fixing a toilet, lawn care, sometimes even insurance and it seems to be most costs would be a higher percent the lower the rental amount. 

There is no loss unless you pull your money out when the value is lower.

RE is always local, but the rehab deals in my area a nearly impossible to find unless I'd lower my margin...I generally use the 70% rule. 

how close to the next lower class?  

I've noticed you can find duplexes and fourplexes in Cleveland easily, but because of higher property taxes I'd need to buy in lower C / D areas to make decent cash flow (this is just my initial research).

I'm getting ready to close on a seven family property in a few weeks, the inspection went well but the appraisal came in lower than I expected.

Every month it sets vacant you could have had a lower monthly price and made more in the long run. 

I’d tell anyone getting an inspection that they’re doing so in order to determine if they want to back out of the contract as I won’t allow it to be used as a tool to get me to lower my price.

The end buyer is actually paying lower than current value (ARV) if that number is correct. 

@Josh CooperTo refinance if you are buying at full price you will need the property to appreciate high enough so you can pull your money out, or refinance to a lower down payment type loan, which will be difficult to find for investment properties.Not really a feasible plan for trying to scale.