Hmmm, well I hate to see you give up a 4.5% rate but the best program for that, that would also keep your rates low would be the Fannie Mae Homestyle Renovation loan.

It breaks it down by building type (elevator, low rise, garden) and by property age.

The high demand that those two counties have pushes price points up on the low end properties so that they simply are too close in price to the high end properties making flipping more difficult.PG county however, (along with DC) is very easy to flip in. 

This house happens to sit in a decent area so having too low a rent will pull the wrong caliber of tenants to the neighborhood.

Forget the no money/low money down plans.

They seem very professional and organized but the roi are too low.

What if they accept a low offer then get a higher offer before closing when it's too late to accept?

If not you will end up as just another faith investor.With the value pushing up into the $600K range your rents are far too low and need to be ajusted upward or as I stated you will need to sell to maintaine the returns on your equity.Unfortunatly the majority of CA seemes to be a losing investment market for cash flow so inevitably you will need to either get out or heavily supliment your tenants rent out of your own pocket.

Yes you have listed it too low and you would be best to remove the listing and relist at much higher rate so that you can reduce it later if necessary.

Brace yourself and have very low expectations.