Hi @Marcel Galega,I think your CapEx is a little low (it is a SFH right?).

I get suggestions for cost reduction.

Especially if you are looking more for mid or low end.

I'm ok with tenants leaving because rents are low and this gives me an opportunity to renovate one by one. 

My options are Make offer stipulation I can get financingWait and hope it doesn't sell and remake 40k offer with owner financingObtain private loan (already tried family and friends, all too risk averse and uneducated) make low cash offerFriend of a friend put me in touch with some bigwig hard money lender with a legit company.

With EPA outside FB that took 2.5 month and reductions to fill.

I'm still working out my philosophy but here's where I'm at right now:I'd like to keep all personal liabilities (non-investments) as low as possible.

I don't really think this area is for new investors even though purchase prices are low, but if done correctly, you can definitely cash flow out there.

And depending on your payment, you might be adding that much of debt reduction each month. 

You would need a good property manager to screen tenants to keep vacancies low.