Don't build a business model around low interest rates and you'll be fine.

Even if I low balled the montly rent I still come out with a nice amount on the 8 properties minus the yearly property taxes it is a no brainer.

"Swamp coolers" work well when the humidity is low, but during our storm season in late summer they will not cool enough.

As you might expect, most B&H investors are mom and pops and kinda hold a low profile. 

If you are looking for sellers, consider a campaign to Seniors with Low Financial Stability Scores (FSS)If you are looking for buyers, consider a campaign to high income renters and high FSS.

Your vacancy also looks a little low to remain conservative.

I bought a new rental property months later, however, I have not been able to rent it and the rent I can get for it is too low.

For many property managers, this is why they are in the business they are in--the management company is low risk and will make it's fees no matter what. 

On the Cali ones I mentioned I rolled the costs into the loan I got so low I was able to roll everything into the loan that way I had no out of pocket costs

It sounds like it needs a substantial amount of rehab (to your benefit) so if you can get into it for a low price with seller financing that would be ideal.