I've tried the lower 6-7% PMs and usually you'll either pay mark ups on repairs (what you've noted) or pay extra fees (i.e. labor hours, extra calls) that you may or may not notice. 

And in states that allow deposits and then settle up competition is higher as the price of entry is so low 5 to 20k deposits to bid.. now if you dont finalize you lose the money and can be fined as its illegal to bid and not close.

Many of the recipients are single mothers who actually want to find stable housing for themselves and their children so initially they are looking for the best house they can find and it is only when time is running out and their voucher is expiring (Yes that is a thing) that they begin lowering their standards and will settle for a cheaply put together home. 

when I used a capital gains calculator online, if I put zero money down and put the 2 loans, the cap gains is a lot lower than if I just recorded 1 loan and entered the money from the downpayment loan under cash.

Summit county (Akron) has a much lower sales tax rate (6.75%) than Cleveland (Cuyahoga at 8%).The MLS in Akron shows homes at similar if not cheaper homes but for a good reason.

CA has property tax rate that is a little lower than the median.

We were not interested in the initial asking price, but countered with a much lower price.

Long story short, you can, but since you are only targeting investors, your sale price will likely be lower than comps.Talk to a local agent about your local tenant laws and have them review their lease

15 year fixed mortgages are very underrated a 200bps spread is enticing as well as lower transaction costs.  

We will pay off a few more loans with smaller balances, even though they are lower interest than what we are getting on new acquisitions.