I've read that operating expenses should be budgeted at 40% of gross monthly rental income, however this seems high to me as well.Does this seem like an ok deal on the surface or should I be looking for something with a better ratio of rental income to purchase price?

I've measured the inside surface temp with an IR thermometer in subfreezing weather, and the low E was the same as the regular.  

hi david. seems like a good deal on the surface. however, there is always the unseen repairs on any house when you are looking at a rehab deal. your $10k will probably become $20k before you know it. even at that, it still seems like a good deal. here is the big issue i find. refinancing to pull your cash out means you will probably refinance around $100k, pulling out your $15k equity. at todays rates, and adding in your taxes, your payments will probably come in at around $800 a month. if you can get $850 a month out of it, you are coming out ahead, except when you factor in maintenance costs and such on the rental property. then, if you suddenly find yourself without a tenant in the house, you are paying the whole payment yourself out of your pocket. are you prepared to do that?

on the surface they just instantly say Nope we can't do it and move on. 

On the surface this sounds like a negative cash flow property.

As for pets: we just charge pet security deposit of an additional $150, but then $15-25 per pet per month depending on size...There is definitely more than one way to skin a cat.  

There too, while many of these crowdfunding sites can assist in your equity raise, they are going to need some "skin in the game" and a track record.  

You can shear a sheep many times; you can skin him only once.  

On the surface it appears that the simple laws of supply and demand are in play - a growing work force is chasing relatively few properties which is forcing home prices up - nothing unusual there.

But in any case please don't take someones word for it on some forum when they have no skin in the game.