You will have much higher cleaning/maintenance costs, higher turnover, unpaid rent, evictions, etc.

Hey there @Javian Moorman - Did you ever end up finding a quality and cost-effective countertop contractor in Chicago?

I plan to build versus buy because Im currently working for my father, who is a general contractor in Fl, and will save on the construction costs because I can do most of the work for little cost other than materials. it would be minimum labor cost and no profit cost from contractor.

Low supply of housing will keep prices rising until builders build enough inventory and that won't happen anytime soon.  

Yes, currently there are new builds going for 30k off, with builder buying down points, and covering a portion of closing costs.

The low purchase price of $93,000, combined with the possibility of adding value through targeted renovations, made it an attractive investment opportunity.

I am trying to refi my property so I could purchase another one so I was wondering if any is having the same problem with low value.

I'd be open to some consulting to see if I can help streamline what you're working with, however I know when we were at ~15 units, there was no way to justify the cost for something that wasn't lower-end, off-the-shelf software. 

Of course, I don't think we'll ever see rates that low again in our lifetimes. 

Your cash flow would be $1,000 after all monthly costs if I'm not mistaken.