Commercial loans tend to be 20-25 year term loans with a 5 year balloon (meaning your rate/payment structure must be redone every 5 years).Looking at the Fannie Mae eligibility matrix, you should be able to go as low as 15% for a single family investment property and as low as 25% for a multifamily.  

Many times a low appraisal is somewhat due to the appraiser's lack of knowledge of the area, but if it takes a very intimate knowledge of your immediate market to justify your price, you're probably going to run into the same problem with the next appraisal.

High jobs growth and lower than average cost of living, low property prices and some of the lowest property tax rates in the country.

$20K profit with free contractor labor, your time, risk, etc. seems way too low and way too risky. 

@Robert Adams  they low balled one of my Dallas properties I just would not sell to them because and I waited a few weeks and got 25k more.but its the power of radio marketing at play.

On the NW side like Montclare, fine, that's a low end price, but not on the west and sw sides. 

At What Rental Amount is it Too Much Work to Manage?

The place is a dump with very low quality tenants.  

Anyway, I'm just checking the other houses in the area to see how much they've sold for and low and behold the city owns 9 of the 14 houses and 2 empty lots in one block!  

My credit score is in the 780s.Because of my loss of W-2 income, I doubt my self-employment income from my 2014 and 2015 tax returns will paint me in a good light (since it was side work, I think my 2014 tax returns says gross was about $10k for the year).