But a % change can be very high when the basis (i.e. denominator) is very low to begin with.  

That's why I sought her out, to see if I could potentially make a quality connection with someone with actual experience.

I don't buy properties that require an HOA and the utilities are always covered by the tenant.So if I have a market that has 3B/@B homes for $100K the 1% figure I like to apply only tells me that the rent needs to be around $1000/month.When I find properties that fit that criterium, all the other important aspects start coming into play, but all the properties that don't meet the 1% are out.These other criteria include things like the quality of the schools, the distance to restaurants and shopping, the crime rate in the area, the stability of tenants, meaning how long are typical lease agreement.

Any perspective on which end high or low is more accurate?

Also, if you buy low and have the property rented with cashflow and a good ROI why worry about selling?

That would give me low monthly payments while leaving me plenty of reserves. 

I mean when I visited the city and the area, I didn't feel like it was a warzone or anything, but you could tell just the house quality is just much different than other more remodeled homes and cities. 

You could rent out the home you're in now and move into the new home to get that low down-payment loan, assuming you have occupied your primary for long enough.

I plan on low balling an offer.

I want to create a residual income so I can spend good quality time with my children!