It might rent for $800, but the rehab costs would be so high compared to it's ARV. 

I've run the numbers on a bunch of properties using the following numbers:- vacancy 6%- Property tax 0.44% of list price per year- Insurance $250 / month- Capex 5%- Repairs/Maintenance 5%- Property Management 10%I've found a couple with a slight positive cash flow (no more than $50).

If you have a property manager you are working with, they might be able to assist as well! 

Why are you hiring property management to manage one single-family home?

I made the mistake myself early on of canceling deals way to easily, now I expect extra costs. 

Expensive and waste to replace all since upper cabinets are all good, having all cabinets painted would cost $1500 - also not cheap, the paint may get chipped easily.  7.

It demanded to replace full flooring, scrape walls and repaint costing entire year worth of rent from that unit.Question: are there technical solutions inexpensive to remove cat urine instead of replacing all wood , carpet and walls?

Fire property managers IMMEDIATELY as soon as they start sucking!!

Settlement Fee to Title Company: $895 [I think this is high and seems like they are putting the entire settlement fee on my side and its not listed under my contract costs above]O.

I can't speak for all investors, but I know I have become more conservative with the rising cost of construction, interest rates, insurance costs, and vacancy hold outs.