The high demand that those two counties have pushes price points up on the low end properties so that they simply are too close in price to the high end properties making flipping more difficult.PG county however, (along with DC) is very easy to flip in. 

This house happens to sit in a decent area so having too low a rent will pull the wrong caliber of tenants to the neighborhood.

Forget the no money/low money down plans.

They seem very professional and organized but the roi are too low.

They still don't understand why their house isn't worth what they paid for it, while we as investors think the market is over heated!

If not you will end up as just another faith investor.With the value pushing up into the $600K range your rents are far too low and need to be ajusted upward or as I stated you will need to sell to maintaine the returns on your equity.Unfortunatly the majority of CA seemes to be a losing investment market for cash flow so inevitably you will need to either get out or heavily supliment your tenants rent out of your own pocket.

Yes you have listed it too low and you would be best to remove the listing and relist at much higher rate so that you can reduce it later if necessary.

I don't always take her suggestions but it gives me a good idea on what to do.Kitchen Gut (medium grade SS appliances & Granite) - about $40/sq ftHVAC - Duct work - $2.50/sq ftHVAC - Compressor - $1,750 + ($1.00/sq ft)HVAC - Heating Unit - $2,000Those are quick estimate numbers that I have found to be good for North Texas.

Brace yourself and have very low expectations.

There also are not resources in most states to go after people for a low level crimes like this.