The housing affordability crisis means that lower paying jobs are having a hard time keeping employees.

The properties on the west side of mopac near far west tend to be priced in the $400k-700k and there are pockets on the east side of mopac that tend to be lower priced in the 300's.

The more motivated the seller is tends to take a lower price. 

Rehab budgets are non-negotiable and should not be lowered lackadaisically.

I have learned that I have to offer strageticaly lower prices than the offered price. 

I'd recommend drastically lowering your expectations as to how responsible the tenants "should" be.

I am willing to accept a lower dollar return in exchange for a lower equity requirement and lower risk due to maintenance.  

Most sellers are best off listing their home and selling it for more (closer to the price they wanted) than lowering it to sell to an investor or wholesaler.

When you pay of the house off the deed is transferred to youYou could also use a Lease Option, but it's not a good idea to put money into a property you only have an option on.I personally like to go the CFD route here in Ontario because the closing costs are a bit lower.

Double check with your Lender to make sure you can do it.Your reserves are a little lower than I prefer.