With low financials for a first deal; your pitch, passion, and niche will be more important than trying to meet straight numbers.

In my mind, there are two big barriers to doing off-market:1) At low volume, there isn't justification for me to do my own marketing. 

I'm wondering if anyone knows of a way to obtain financing with low money down (< 10%) that is not "owner occupied?" 

Probably the greatest mistake was aiming too low.

I have done everything from a single unit rental for 700k to buildings in the low 9 figures; but most of the properties were in the 5 - 50 million dollar range.I am no longer employed by them and now just do some appraisal in my free time.  

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?