If I have to give you an answer based on what you provided, Id say that your ARV needs to be at a bare minimum higher than the 150k mark from the numbers that you provided.  

The first appraiser barely looked at it and took some bad pictures, made some scribbles and left.

@Michael AllenParticipating in your employer 401k to the level they match is a no-brainer for someone like yourself in the early earning and low-ish income/tax bracket (A king's ransom in Kansas City is barely covering expenses in San Mateo). 

In Northern CA urban it will barely get you a small home in C neighborhood. 2% cap no mortgage.Rural, Central Valley possibly B- neighborhood 4-5% cap with 100% cash down.Of course there are always places where there are no appreciation to speak off.....

I have some very strong opinions about non opt in texting for starters....it's just barely legal and skirts the spirit of the law.

Finally sold on MLS in 2020 and barely didn't lose money if not counting m Lessons learned?

Finally sold on MLS in 2020 and barely didn't lose money if not counting my time.Lessons learned?

My wife and I are looking at the mid-west to start investing (Ohio, Wisconsin, Indiana, Pennsylvania or Kentucky) My question are in the models I am running I am losing money on deals or barely breaking even.

Then I can sell the property as bare land.

Also, the house is so small there is barely any overhead since it was rehab'd about 6 years ago.