So we specialize in higher end single family houses in great neighborhoods.

basically the most bottom of bottom lines after every single expense is taken into account. 

I am mainly looking for single-family homes, but I am open to other options as well. 

Even on a $30k house, I need $7500 plus escrow and $10k-$20k for rehab.

If you have never been to this area please go during the day, not night and check it out… or even youtube it before.

Even if the ARV is 200k, I've still picked up 30k in a few months while working a full time job. 

It's so contentious that even if I offered her 10k more than net, she'd tell the court to sell them, just because she knows it would hurt me.Anyone ever been through this it have advice?

Fast forward to yesterday(appraisals are done, waiting on underwriting) after a text from the realtor about signing a document that says I'm okay with him representing me and the seller, I called him and brought up the fact that I'd looked over the purchase agreement and the rental agreement and nothing was stated about the rent increase, but it was clearly stated that ALL rental income even prepaid rents (the warehouse was paid in full up front) would be prorated to the buyer (roughly 2200/month)I'm at a crossroads on what to do, part of me wants to just ask for earnest money and appraisal fees back and walk away, but the cashflow of $2300 (current rents not counting warehouse) on a $105,000 property just seems to appealing to walk away from, what do the more experienced investors than myself think

Additionally, the payments are always late which makes the returns even worse.

Rentals are a GREAT way to expand your portfolio and even more so around military bases.