Also, your repair number seems a little bit low.

I'm able to start saving a good bit again now with my low expenses.

The total debt service would be basically a wash with current NOI, and cash flow would be low even with the higher NOI, but it'd be 100% OPM.

15 unit in Zion, IThe average rents seems low at about $763 per unit for mostly 2 bed 1 baths.What are current market rents in Zion?

To me it seems that it's only material if it will cashflow after the refinance loan is taken out and the 1% screening criteria should be applied to the ARV, not the purchase price which will be a distressed and low amount. 

The current rent is low for the market so there is a potential to increase with total of $300 plus the garage is not rented at the moment which is an extra $150 .I will appreciate any opinion or thoughts!

I wouldn't go to home depot or lowes for something that specific.I'm sure you're trying to keep costs down, but you may want to bid out a full replacement vs. the paint. 

We're fortunate in that the weighted average interest rate on both her and my student loans are pretty low.

You have to make the bet that you might do well, break even, or have a big loss.If a buyer has limited funds and net worth they do not need to get sucked in by the potential of high cash flow and landing nice tenants that pay on time and take care of the place with low income type properties.Think of this.Someone buys a piece of junk and hopes the building doesn't fall apart and the tenant pays on time so they can cash flow 200 to 300 a month based on current market rents for that product type.So 2,400 to 3,600 a year if everything goes perfectly with no surprises.

It's a small island and inventory is low.