Master developers will likely low-ball you an offer if the demand is there.

They clean out the properties and sometimes do light renovation prior to putting the house on the market.

Also unless everything is brand new, 5% is low for CapX, typically I budget 10% for CapX since they are inherently expensive items.

low credit and low rent to income? 

For an investor with a strong W2 income who can repeatedly take advantage of low money down low interest rate conventional loans, house hacking (and then keeping them as rentals) makes a lot of sense.

The turn around ratio here is super low.

. $91K - Much less then the initial down payment and what we have paid since 2007.Keep renting - We are on the low end of rent still and could probably raise if another $25-$50 per month within the next year - other expenses - HOA- 1,120 annually ; Home Warranty - $755 annually  OR something else?

Closing costs are super low but if you get stuck at a high rate that keeps moving higher, it can get really messy. 

Inventory has been consistently tight and dropping the past 3 years. 2018 was brutal with low inventory. 

Low barrier to entry and lets you get your feet wet.Stephanie