if something is just sitting on the MLS looking too good to be true... then it's too good to be true.these properties are going to have higher costs overall, be in more challenging neighborhoods, have very gnarly deferred maintenance and capex, potentially have liens, be high turnover, and require expert, highly knowledgeable, localized support to be successful. see for example this thread.https://www.biggerpockets.com/forums/48/topics/1137397-balti...and even at those price points, i think cash flow is fairly low to non-existent if rehabbed to a high grade, especially with DSCR debt. 

A 30-year fixed rate mortgage is currently sits around 6.6% interest:All else being equal, lower mortgage rates reduce the cost of ownership and, thereby, allow more people to afford to buy.

Also, I can imagine 7 x 1200 sqft homes sitting on one lot that is less than 1/2 acre.

Are you creating a partnership, is it a loan, etc   If you don't have an agreement you should sit down and discuss it and put it in writing. 

There are so many other investors who are sitting this time out because they don't see the boom articles in anything and they're scared. 

But they're good enough given its a presale and we have the bandwidth just sitting there. 

Causing the unit to sit vacant with no income for the winter.

Sometimes these posts have to have sit on new footers poured in the basement. $5000-$6000 labor, beam/beam delivery, posts, concreteIs there HVAC in the wall? 

Direct Mail is expensive, time-consuming, and doesn't have a high conversion rate based on the amount of money I'm spending as well as the amount of time I am spending sitting on Property Radar hunting for the leads. 

@Rosemary Earl - the first obvious question is what does your competition offer and are they sitting vacant too?