IF my numbers are truely "too low" I just looking gain confidence in how I am analyzing properties and estimating repairs.  1710 10TH AVE N, 37208: https://docs.google.com/spreadsheets/d/1B0CoSbGxQFbRBVzXBERw...6121 Southampton Dr 38119: https://docs.google.com/spreadsheets/d/1a3WBEcgv2SMggu5P2HrK...2014 Salem Mason Dr, 27208: https://docs.google.com/spreadsheets/d/1Jzr5TN9PYhuiFuD2THLb...Spoke with a seller yesterday, before I go with these numbers I thought it best to ask for some guidance. 

Usually if you have several accounts and investments with 1 bank they will provide you with low to no lender fees and the better rate.The main issue here is that there is a lot of time/effort spent looking at your financials and documents to make sure there are no discrepancies, qualifying you, and sending Pre-Approval Letters, for you to just go with another lender that is offering you the better rate/fees.

The market still has relatively low entry points compared to other major cities, making it possible to find multifamily properties like duplexes and triplexes in the price range you’re targeting.

•If your real estate broker’s license allows you to handle evictions, advertising low-cost eviction services can be one of the best lead generators.

Low inventory, higher rates and a LOT more investor competition have made it quite a bit harder.

Inventory seems low, and I am trying to househack my first unit.

They only book at low prices here.

Yes, I have been involved with several "mold" properties that still had high mold levels after remediation.  

As indicated your maintenance/cap ex is too low. 

It also requires gaining a level of sophistication and knowledge that not everyone has the time, inclination or ability to do.