You only mentioned what the rent ranges are which doesn’t help much to estimate cash flow since the reader doesn't know the area/ address or (most importantly) the rental history. 

You can still get good tenants for houses in that range - once you start going lower than 100k though you have to deal with less than the ideal tenants. 

That one was for $150k but I just called my contact at the bank and asked if they had a minimum because our next deal would probably be in the $40-$80K range she told me "it just has to be in good condition"

I'm sure there's success stories of people in very unique situations who have gone big right away and made something happen, but the truth is most fail at that $70k SF house, and the failure rate on a 10 - 20 unit would be much higher. 

Places seem to be in the $240-270k range for a 2 bd.

For a single person in the HMO option, the annual premium for the HDHC plan was in the $600 a month range.

the more clients they have, the less hours.Now... do you think a marketing company will devise, create, and come up with unique, individual marketing strategies for every single website?

This includes cash flow, apperciation, and all expenses ranging from garbage disposals to new roofs. 

I have been crunching the numbers on some properties and the numbers just don't seem to add up.I've got estimates from multiple portfolio lenders and they are offering me interest rates in the 7%-8% range.

Separating utilities would be a large upfront cost, however, utilities under master meter is approx $125/month/unit which would be in the range where normal utilities would run in my area.Purchase: $625,000Closing costs: $15,000Down payment, 25%: $156,25025 year, 5% interestMonthly P I: $2740Monthly income: $15,200Monthly expenses: $11,715 (most numbers are sellers pro forma until I look more in detail)Not accurate rehab quote at this point, but what I mentioned above, if each unit needs a facelift with flooring and paint, approx $5000/unit, close to $100,000 rehab budget would need to be expected.