Sell at full price through a flat fee realtor- It would have to be the type of listing contract that allows you to find your own buyer without having to pay the realtor. 

Property manager said it would gross around 5k on average but after paying their fee and cleaners and my utilities its the same as LTR.

@Andrew Freed I did try to hired a property manager but the fees were too high.I will post another one asking about prices.

Research rental comps in your target neighborhoods.Expense ratios: Repairs, vacancies, property taxes, insurance, property management fees, etc. can take a big chunk out of gross rents.

Yeah the plan was to collect rent until tenant decides to leave, then spend 15-20 on renovations (im over estimating its only 680 sq) then sell for nearly double what I paid originally 

Originally posted by @Alvin Sylvain:I suggest you search these pages for "Than Merrill", because it's probably the same thing with a different celebrity sponsor.I think the overall consensus is, you can go to the classes if you want, and you probably won't be taught anything illegal or unethical, but with a little effort, you can learn everything you need to know for free.

Called to my loan originator Delshawn and he would not return my call. 3 days later he contacted me and asked what the problem was and he told me that I asked for the decreased amount??!!

No agents, so no agent's fees.

Also, no contract or high upfront fee.

I now help other investors find deals in my market as well.I'd recommend looking into flat fee brokerages with low monthly fees.