Finally, management % looks low, typically you see management as being 10% of rents.

I learned that the end of December was not the ideal time to purchase a property, as I was not able to take advantage of a property tax reduction whereby a tenant was required to be in place by January 1st to take advantage of this property tax savings.

I agree with @John Warren, you can still get a low money down conventional loan (in the process of using one myself for my first deal) which will most likely be at a slightly higher rate than an FHA loan but more flexibility when it comes to what you can buy and where.

Seller financing keeps your return of principal very low each year not bumping you up to higher tax brackets... 

I've come across a few other deals where places will likely appreciate, but yield low returns, but long story short, I haven't found a path to good positive cash flow, which is what i'm looking for.  

Overall demographics: Income levels in these areas are low.  

My clients are seeing many more price reduction alerts than new listing alerts in the emails they receive due to rates rising and seasonal timing. 

Since then I have been self-educating as much as possible by listening to hundreds of podcasts, researching blogs, and reading books like "The Book on Investing in Real Estate with No (and Low) Money Down" as well as "The Book on Rental Property Investing". 

I would love to find some government grants or low-cost loans because our town needs good quality rentals. 

You could put a Mobilhome or build a new home using pre-manufactured panels at low costs.