Some keep great records and others are horrible.

Craigslist is full of crappy wholesale deals and real estate agent ads, so trolling is mostly a waste.I advertise for motivated sellers on CL and I get a lot of action, but mostly from wholesalers or horrible properties in the worst areas.

Net income before non cash items is roughly $110M, that is a cap rate of roughly 2% cap rate- horrible.

From my project manager quitting half way through the job, General contractors doing horrible workmanship, my sub contractors failing at their work, the Cops being called on us TWICE, me working at the property personally till 1am multiple times, being almost 90 days over schedule, the city of Bellevue creating challenges, us forgetting about holes in roofs, being over budget by $26,000!

Despite what the lease said, they painted the condo (poorly, and a horrible color), installed a backsplash (again poorly, which had to be ripped out), stained the kitchen cabinets, spray painted the patio, destroyed carpets with filth, and caused $7K in overall repairs.

Cash on cash ROI in the calculator is horrible because I was not renovating over the past 5 years for tenants, but for myself. 

I picked up a 3/1 SFH in Columbus, OH in October '21 for $82k that had a den that just needed a closet to become an instant 4/1. Original cash flow after a 75% cash-out refi was calculated to have been around $217/mo ...

To your point there is conflicting data, and even if you do look at data its easy to see that every area in the city is a crime ridden horrible place when looking at a map or data. 

Where exactly is the property because unless it is in a really horrible area $550.00 sounds really low for the market

Unless this the only money you have it’s a horrible idea.