I had a 40 acre orchard in Santa Barbara sold 20 years ago but I've checked and the retired rock star who purchased it has had it on and off the market at incredibly low figures - check 1500 farren rd Goleta ca93117 could make an off Market /private agreement if you'Rare super motivated .

A pure luck play from a Craigslist Ad resulted in my very low offer being accepted.

@Stephen Neto Drug use, tenants moving people in and out, paying rent when they feel like it, etc.. are all hallmarks of owning rentals in low income areas.

Expenses look a little low, especially considering the high property taxes in TX.

The annual taxes seem low. 

Low income.3.

Low taxes and insurance.

I know there’s no guarantee and it depends on the market, but I’m just trying to get an idea on how my cash flow could increase overtime, even if just on the low end Thanks

Something to consider -- if you are renting around 90% your rates are probably too low.

So when the deals are happening then buyers have lot's of cash stuck in properties with low or no leverage that are hard to access.The one that used long term debt at higher LTV's now has more cash sitting on the sidelines for the down turn to scoop up properties and has to rely less on financing to make it happen.