House hacking is also an awesome strategy in CA because you get to lock in low property tax rates and it is relatively easy to cash out the equity you build in a primary residence and use it to leverage your next property.  

Absolutely possible!

Of course you could look at lease rates on Loopnet and Commercial Search, but I like the low tech approach of going to an area and walking into a business of a similar property and just asking them to be kind enough and help you with some market research and tell you how much they pay in rent.

If you meant more like what vehicle, I'm going to focus first on low end fix and flips and maybe do a house hack too.

$536,000 sounds low for a 5 family in the Bronx and the rent roll sounds low.

I figured 10% was high but rather figure too high than too low.

I'd use this opportunity to let her know this behavior is absolutely unacceptable.  

@Phillip Dwyer may be able to help but no realtor I know has time to submit a bunch of low ball offers.  

Is this to low?

"Low risk low reward, higher reward means higher risk."