However, the rents have not caught up to the increase in house prices which are making the metrics impossible to factor.

Again, going back to my original post, compensate the agent you decide to work with what he/she is worth, and focus on the numbers of the deal not what your broker gets, that should not even matter to you.

It's interesting that places with pools only increase occupancy 4% and 2% respectively.

This attracts people who can't get bank loans increasing your risk as the seller. 

Woodlawn is seeing some price increases lately due to new investment and the Obama library.

You cannot increase your tax benefits with entities, such as LLCs.

The quality of tenant for single family in that price range may increase, but cash flow will suffer.Instead- I would up your price range to the 150K-200K range and you will find that there are still some deals out there in the major markets that don't require heavy duty marketing or a PM who has insider knowledge.

Are there any that's worth a listen?

We owe about $130k on this home that's worth north of $900k.

As they say, your network will be your net-worth.7.