Are the Zillow rent estimates worth any consideration or are they just pie in the sky guesses? 

Any suggestions on how to trigger a response?

If lower, and it is a distressed property (under performing), it may require additional consideration.  

Also take into consideration each state has different laws.

I think I'd pull the trigger on this property too.In my opinion you've got enough slop in the cash flow to justify the purchase even if you're repair numbers aren't exact.A couple pieces of food for your frontal cortex:-Have you verified it's not in a flood plane?  

It touches on a lot of the sentiment shared above and brought a really interesting concept to my attention.I almost exclusively use COC (Cash on Cash) return for my metric of choice when pulling the trigger.  

They aren't considerably nicer, just a little nicer.

Right now my monthly gross is right around $3500-$4000 but the lenders won't take into consideration that amount.

@Linda Weygant we talked about this. i think. he was wiling to do a bond for deed and even with the installments he pay taxes. i'm thinking along the lines of an agreement that will trigger in the future. also i heard that an individual can make money tax free after retirement age or 72. it that not true?

Make sure you get your financial affairs in order so when you find the right deal you can pull the trigger and close on it.