I also like that these newer homes attract quality tenants, I may be lucky but haven't had any issues with any of my tenants in these types of homes (yet).How did you find this deal and how did you negotiate it?

It's high risk potentially not so high reward situation. 

Quality is going downhill and things are no longer as good as they were a few years back.

Unfortunately, this is near impossible without selling the property, rates are up and are likely staying high. 

even with a lower purchase price that's probably 1/3 of DC's they still mostly still don't work - rents not high enough, too much deferred maintenance, not in the right location, or all of the above. 

. $140 equity in our primary residence that we’d be open to getting a HELOC on (would love feedback on if people recommend this or not).Given our limited available resources for down payment, high home prices, and higher interest rates, is now a bad time for first time investors to enter the market?

The $200k makes no sense and I highly doubt that buyer closes on it. 

(Less turnover)-Property doesn’t have to be immaculate on the rehab or fully updated for a quality tenant to rent it.- 2-4br single family homes are super desirable among voucher holders. 

We are highly active in the areas of Independence, Raytown, Blue Summit, Sugar Creek, Lee's Summit, Grandview, Blue Springs, specific areas within the city, etc.We typically like to start with an initial phone call to discuss your investment goals/experiences, answer any questions you have, and tell you all about what our company has to offer.

I thought that seemed high but I could be wrong.