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).

Those rates would be low in my area by half .I do service work , the clock starts ticking when the truck leaves the shop and doesnt stop until the truck and men return .

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.

But, if steady long term cashflow is a goal, with no management, one can always sell farm land on a low down private contract.

Why do you put a window that low in the bathroom? 

Low value markets might be Pennies on the dollar like you allude to. 

A low maintenance condo rentable to good tenants sounds like a good starting point to me.I’m 56 and reasonably setup for retirement, so real estate is a stabilizing diversifier for me.

Until 2018, when it was closed due to low revenue and high maintenance costs 2.

Even with buying down the rate, I would not expect to get better than low 6's in the best of scenarios.

By targeting better locations, leveraging Section 8 for consistent cash flow, and balancing low acquisition costs with high guaranteed rents, you've achieved impressive results like $1,100 in net cash flow on a single property.