On the upside, 3.5% down means you don't have much cash in the deal, so even minimal cash flow might be an okay return if you can keep expenses low enough.For a duplex in the midwest, I'd personally want $200/door net cash flow.

Our overhead is low because we have an office located on our property, so no additional cost there.

@Mike WoodYour soft costs are really low.

The most important lesson I can take away from this is that there will be high and low times in REIA for ever.

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

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.

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.