Income is low.

Having made a career the last 20 years in low balance deals.. you simply cannot price them like a normal loan..

The in-place rents for the cash outlay are pretty low, but that's all relative...the repairs seem excessive...assuming an ARV of $650k and cash out at 70% LTV lands all of your cash back in hand if you do not do the reno...use delayed financing. $525k all in with ARV of $650k changes things quite a bit...you can't pull all your cash back out, but getting $350k back may work...What is your possible appraised value as-is? 

The current spread is at all time lows, so finding deals is very tough.If you find a deal, hedge your long-term risk by keeping your loan to purchase low and using long term (10+ year) debt.

Seems quite low?

Some owners want a higher interest rate than the banks will charge, some match the banks, and others will take a low interest rate.How long will you amortize the loan?

the best is when you find a retiring landlord wanting to dump his portfolio and willing to do seller financing with a low down payment ( 10%)and low interest 4-5%

Here are the details:Duplex built in 1920 Purchase price is $75K taxes are moderate to low, Both are 1/1 units.

Find out techniques to convince them that even though I don't have some six figure some to bring to the table I'm not just some dead weight trying to leech off them.

A good agent can be worth his weight in gold-pressed latinum.