But, have low expectations going in and offer whatever you can, your time, sweat, or maybe he just wrote a book about how new investors should get started and you are his target market.

That is the LOW END of your target.  

As an aside, I have studied various "rules of thumb" and "real estate investment guidelines" calculations, picked some target thresholds, and plugged this deal in.

Especially if you are ready to move into your next target market.

I have a 4 bedroom rental that I am targeting to low income families (section 8 would be preferable).

Was it a gentrifying area near local parks you targeted?

I heard on a recent podcast that you can easily pull real estate statistics for your target market through REA (I'm not even sure this acronym is correct)?

Understanding CMA in your target market is another Pro.

I've been taught and learning that:Class A apt buildings  are 10 years older from today's current yearClass B apt buildings are 20 years older from today's current yearClass C apt buildings are 30 years older from today's current yearLately as I have been networking with brokers in my target markets some of them are classifying a building built in 1980 as a  Class B building and Class C building built in 1960-70.

I'm curious where Baltimore BPers have purchased recently and/or where you're targeting.