$195 /door per month profit is pretty meager in my book and would put this property in a “no-go” category for me.  

Ask for a list of references who have been with them for over 3 years and actually call them.While you can never put everyone into one category based on the actions of a few, you should always make sure you have checked out and properly vetted your team mates in the real estate game.

I've found that commercial lenders are more motivated at the end of and the year due to lender bonuses based on the amount of loans made. 

I get presented with deals several times a month, the ones that I pursue fit the following categories:1) Actual current numbers make sense.  

Figure what the ZONING ALLOWS for highest and best use with the land and then see if there is DEMAND for that type of property in the market.If there is not then typically move down to the next highest and best use commercial category that zoning allows for.A tenant rep leasing broker can perform a VOID Analysis for the market and know what tenants are expanding in the area.

Look at appreciation as a bonus, and focus on NOI to determine suitability. 

I've got a guy that is good and as a bonus, he actually shows up to do the work.

As a bonus, once you're set up with an MLS portal you can do your own searches and glean a lot of valuable information.I'd be happy to recommend lenders and set you up with a search for Austin, or if you're more interested in other markets, I have agent contacts in all the major Texas markets.

In the basic low income category it's just about how many bedrooms, if you go up a little higher in rents condition and location become more of a factor.We rent our Milwaukee suburb SF on average for almost $1,600 now and consistently 200-300 over what would be market rent; but our properties are also quite a bit nicer than average. 

They way i look at appreciation is i look at it as a Bonus, not as my my squeeze they say.