I've come across a 2 unit town home, upper/lower units that was marketed at $195k.

It’s better to have everything set up before so you dont lose the initial cash used to the win bid and maybe you can shop around a little bit before to find a lower rate on the hard money.

I currently own with a partner and self manage 28 doors in a lower income area with probably slightly higher than average service calls, although not by much.

Redfin has the property listed for over 2 months now and is estimating at a lower price then what they're asking.

However they might be disgruntled if you’re calling and offering them way lower than their asking which is understandable.

Today's interest rates are lower than when I started so maybe it works in some areas. 

If tenant fails to pay within the 3-day period then the PM can file for the eviction (forcible entry and detainer).

That keeps me to search for lower priced homes.But I am ready to invest and I can't wait for correction to come, It can be years.Where else would you advise me to focus if you think SFHs up to 60K are not rentable in this time? 

CoC return is not that high and Rent is about 0.9%, closer to 1% rule but on on lower side. 

We're hitting the end of this current development cycle, with construction costs, lowering rents and lending changes making new build projects less feasible, but the next building cycle shouldn't be too far down the road.