I haven’t had any problems getting them rented but my most upscale building took maybe 1 week longer per unit than the others to lease up because it is relatively more expensive than other properties in the same small town.

My logic is if I tell them I am self representing then I can offer the 2% lower and they know they will get to keep that since I dont have an agent. 

Just Breaking EvenWhile breaking even is better than a loss, it's generally not ideal.I would aim for properties that provide positive cash flow immediately to ensure you're making a profit after all expenses.

@Eli Joffe the most general but applicable advice in your situation is to start focusing on high cash-flow properties with low equity growth potential in the beginning in order to have the cash to boot strap.Once you have a few properties under your belt, then start phasing in nicer homes which tend to be lower cash-flow with higher equity growth potentialThe former helps you boot-strap using more labor and the latter helps build wealth more passively and with less tenant struggles.

Make a list of expense line items and validate. 

it's not expensive. 

Do they sell lower performing assets, reposition, keep all?

So Roseburg has less searches and also less views of properties, because supply/demand maybe lower.

Strategies might also include, get the seller to buy down your rate, find a less expensive property, analyze more properties, look out of the LA area, or even out of state.

Their expense is simply another business expense like the utilities, taxes, insurance, supplies, HOA, etc.