Also, the repairs and vacancy that inevitably come with operating rentals mean a negative cash flow.Negative cash flow + low chance of appreciation = yikes.

Lenders are my only partners, they take on the most risk, and they do it for a low return. 

Or would it probably not be worth their time from a business standpoint because of the time required to teach and relatively low volume involved? 

Hopefully you have enough equity in home to refi and keep payment low enough to cash flow as a rental for you.

I have cash, but I also have great credit and credit availability at a low rate.

View report*This link comes directly from our calculators, based on information input by the member who posted.My capital expenditures seems quite a bit low.

All properties are in good living conditions.Here are the Properties rent and size1. 2bd/1ba  rent $300 per month 1050sqft2. 1bd/1ba rent $325 per month 645sqft3. 2bd/1ba rent $350 per month 1050 sqft4 3bd/1ba property manager lives rent free could rent for $600 per month 1200 sqftThe sellers chose to do low rent because of the neighborhood but each property can easily pull in a extra $100-$150 per month.My question to BiggerPockets is how should I determine my purchase price?

@Brian Ellis I do see this as an opportunity but may be biting off more than I can chew.

To them, our low prices seem like an absolute steal.

thank you thank you 🙏I am half way through the audible book of rental property investing and also just purchased and finished chapter one of The book on investing in real estate with no (and low) money down and i love it already.