No sense in keeping a property that is a net zero every month as you cap your expansion and scalability. 

@Pierre ArcosI think your projected expenses are low, especially cap ex. $225 a month for the next 30 years is 81K.

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With the fact I only qualify for 20% down style financing, running the numbers I cant get a cash on cash or cap rate above 6% which is lower than OOS LTR.  

I like realist.Deal machine has a lot of youtube videos so you might can check features and functions there.Not sure about the two you mentioned.

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Purchase price: $750,000 Cash invested: $125,000 Sale price: $2,250,000 Purchase, remodel, fill, sell on cap rate.

Then you can raise rents (again check your local laws if there are caps on how much you can increase them).

What may look like a great deal from afar might simply be a D-class neighborhood with higher cap rates that is, in fact, a bad deal.