Financing80 % ARV @ 4.5%   20 year note that can be adjusted at 5 years first 3 months are interest only.

If you buy a house in a decent area, it'll likely be worth about what you paid for it in inflation adjusted dollars 10 years later.  

Assuming, a 10% property management cost and maybe increasing the CapEx to 15% that would adjust my cash flow to around $6130/year or $510/month.

Having been in even a colder climate freezing lines are definitely no fun.

I’m having a hard time adjusting to this competitive market we are in and would like some insight as to how to structure our offers to get accepted.

I assume capex to be in a similar ballpark to maintenance costs and adjust up or down depending on condition of the roof, hot water/furnace, appliances, etc.

I don't believe there is any hard and fast rule, but I have heard 5% of the rent is as good an adjustable rule of thumb any.

the one I am using is a bit pricey and I constantly have to play phone tag to adjust mowing frequency.  

Another lender is offering 2.49% fixed for 12 months then convert to adjustable rate Prime + 1.0% OR 4.99% fixed for 36 months then convert to adjustable rate Prime + 1.0% OR 5.99% fixed for 60 months then convert to adjustable rate Prime + 1.0%.

The location you cannot change, but the other two you can adjust.