I don’t want the property to appraise low and not have enough money to get when I cash out.

When rent is too low it speeds up the leasing.   

You’ve developed a moderately fast wealth accumulation strategy that’s relatively low risk, enabling you to ride out down cycles, negative cash flows, unexpected necessary expenditures, etc.  

Margins seem low and the risk seems high.

On houses below $200k, the 70% rule gives you too low of a profit - you need to lower it the lower you go (ie a $100k ARV would probably be a 60% rule).

There are other loan products available that are still a low down payment. 

Tenant quality is extremely low even in so called C areas.

Low prices enable more people to buy, limiting demand for rental properties so rents decline (in inflation-adjusted dollars).Population Growth: In areas with growing populations, demand outpaces supply, driving up property prices.

@Henry Perez  Things like websites, bios and marketing materials help on credibility as well as your LinkedIn and Facebook profiles. 

A property manager’s expertise in handling maintenance issues, dealing with tenant concerns, ensuring legal compliance, and keeping vacancy rates low can make a huge difference in the financial performance and sustainability of a property.