It's too high, the condition is ok, but cat lady-ish with some TLC and a deep cleaning needed.

This is my issue with 1% agents... they are literally taking food off their families table in a desperate attempt to undercut other agents and take the listings at a discount.

The new mid and high rise apartments coming on line are offering huge discounts and freebies to get those units filled. 

Our cost = $75 one time attorney fee.14 - Handles everything online with immediate up to date access.15 - Auto deposits into account of choice16 - Sets up auto collection of rent online.17 - Provides our tenants with online access to their account so they can make payments, see repair status, make complaints or reports, etc...18 - Pays for any overages on maintenance not covered by cash reserve, and allows us to reimburse with cash flow19 - Handles an Annual property inspection for us at no extra charge.20 - Gives us a volume discount...like I said, I won't analyze a property without them, and won't leave home without them.

With my current setup I can barely hear audible talking with faint deep vocals from time to time from the man but it’s not loud enough to bother us.

Off market properties at a huge discount.

If you can't get seller financing, then make sure he understands you'll need a discount and more time.

once you do have a property under contract at a good enough price for a buy and hold investor, (not at a deep discount) what's a good way to market that contract?

I already pay around $260 a month with an address in the suburbs, including a clean driver discount and discount for having a car with premium safety features. 

This is where "lender credits" or "discount points" come in.Aaaand it's FHA, so you can crank that dial way the heck over to knock out nearly all of your closing costs, and then open some of the streamline FHA refinance junk mail that will arrive the second you make your 6th payment to drop that rate right back down (assuming nothing gets Trumped).