It had been on the market for about 60 days so we got a pretty decent deal and the numbers worked out as well as they did for the first fourplex I bought in 2013 (just over 1% rent to value).  

Your aim is to overlap your offering with the purchasing pool's wish list, such that there is great demand for your unit, thus giving you a better shot of always staying rented at a good price.

Denison and Sherman are both pretty good secondary markets that are affordable with decent schools.  

Me,I would charge 7% on a no money down loan because you need to make a decent profit and make the note tasty to other note buying cash investors if you wanna sell it before they can refinance and pay you off in 2 years or more.The escrow company will show you how to fill out the paperwork on a private note loan.

Those with lots of equity and big problems are your best shot.

The monthly spread is pretty decent, assuming you already have a buyer who has agreed to these terms.I do my Sandwich Leases much simpler. 

The fees were very low, but their service left a whole lot of room for improvement.Overall, the better the market, the harder it is to find a decent deal there (kind of like everything else on the MLS).

Young and motivated with pretty decent job, income, and credit.

I'm looking for some landlords in these areas to let me know what price they like to buy at and how much they'd like to be all in so that they're seeing decent profits.   

Less doors, but should bring in better rent and will give you a much better shot at stable long-term tenants.