Now I'm just getting started and have only looked at 10-20 properties on the MLS thus far, but EVERY single unit is charging rents FAR lower than I ever paid as a renter. 

In your place, I'd probably submit a new offer for 5-10% lower than ypur previous offer, unless your previous offer was a screaming good deal.

The comps that were used were all duplex properties inside of city limits and they had significantly lower sale prices. 

You might want to try looking at lower price points.

The price of the condo is market price, there is little to no room for bidding lower as other comparable units are selling for higher.

I was just getting ready to post something to get advice about what is the best niche for me for long term passive income being that I have the skills and manpower to accomplish much for a lower cost or at least the same cost as someone paying a "budget" contractor (we are not a budget contractor from a retail perspective). 

.- use back half of the lower level for self storage facility and rent those out.- Lease out the store front half of the lower level to retail or something similar (not a priority since the apartments and storage alone will cash-flow the deal)Operating Expenses: ~$11000 (high estimate)NOI: $26350.00Debt Expense: $18914Cash Flow before taxes: $7438.00Taxable NOI: $4425I’m not looking to pay myself anything, as I’d just like to hold this as long as possible for my kids and to learn as much as possible for my next deal.

In DC, Montgomery County, Arlington and Fairfax County you will get less cash flow on initial purchase, but a lower risk asset with higher rent growth and higher appreciation.

That what is I prefer; lower profits but less headaches and consistent paying tenants.

Projected rents being the lower of appraised rent or current rent (if current leases are in place).