Our numbers dont work out until about $500K is it unheard of to go in at such a lower offer?

It's amazing what you guys consider low cashflow, here in canada, 100$/m cashflow a door is unheard of in 2017, 50 a door you are crushing it and that is with 25% down, don't even think about putting 10% down and cashflowing in residential, lmao.Our tenants are overall much easier to manage tought, but at what cost!? 

Well...the Dayton Dragons baseball team has the most consistent sold out games of any sporting team in North America (startling fact), Warped Wing opened a second location, and a half dozen other breweries are now open in the city...Boston Stoker coffee is totally awesome and has several new locations (this is important because it's a key indicator for the successful revitalization of many cities...beer-food-coffee is key)...there is a river front development that is reminiscent of Columbus (which was awarded best on the country), there is big inner-city revitalization...I saw a developer by the name of Simms pre-sell 24 $500k "Brownstone" townhouses in the center of downtown (unheard of in Dayton)...there are 30 renovation projects going on downtown...and they now have a full time staff on the streets to keep the city clean...the population is on the increase for the first time since 1964....I mean this is pretty superficial, but it's every bit as important as economic indicators...there is a lot more to this...There are still "war zones" in abundance in Dayton and it's the Opiate Overdose capital of the USA...but getting better rapidly...just proceed with caution if you elect to invest there...a local subject matter expert is a must!

Multi-family is just about unheard of at this point in the market.  

I've found some 4 unit properties for under 200k, which is unheard of in Minneapolis.   

That Iss unheard of.

The result is that positive cash-flow is almost unheard of at the moment.As a company (or personally as an investor) do you have "no-go" suburbs within the Columbus market?

I, wholeheartedly, agree with what both @Russell Brazil and @Joe Villeneuve said.  88% leverage, 3.5% fixed, amortized over 30 years for 5 year money is, frankly, unheard of in today's market and very cheap money. 

In my area this is unheard of.

I'm also interested in this as finding a 1% rule deal in my own country (Australia) is virtually unheard of!