@Brian SinclairI don't know if it fits this low-priced deal is a good fit butI like joint ventures with sellers where 70% of ARV is just too low, so the seller always rejects itSo on alternative is to do a joint venture with the seller, give a note with no payments for four months, now you're on title, you fix it, then resell it, and pay off their note when it resellsExample, $200,000 house, 20,000 in repairs, 70% of ARV minus repairs is 120,000 net to sellerFor the joint venture, figure 10% for resale costs or $20,000, add in $20,000 repair bill, add in $2000 in private lender interest, and a joint venture fee of $10,000 for the real estate investorThis is a better result for the seller, netting the seller $148,000

I have been seeing deals in Houston where the numbers are improving, so I would question current management.Mark

But those are full rehab numbers (new roof, new HVAC, kitchens, etc) so my % will improve with inflation in the near term as I've already absorbed the bulk of capex on those properties. 

But at least some other Airlines are coming to town and that will improve once the economic impact of these business relocations & expansions are felt.

Do you know something about your area that indicates it will improve?  

I've spent $5,000 on repairs/replacements/improvements.

I'm focusing on learning as much as I can, while I save up and improve my credit.

With that being said, don't immediately make changes if you don't see results immediately... however if the ROI is consistently low, then you should be figuring out a way to improve the marketing.  

I bought my first property cash ($45K) and put ($15K) into it for improvements (new kitchen, appliances, paint, turning the attic into a 3rd bedroom among other things).

You want to be really careful to not over improve, but if you can get them looking a little nicer than the surrounding properties, you can attract better tenants.