The Book on Investing in Real Estate with No (and Low) Money Down2. 

If they are showing expenses other than mortgage costs are significantly less than 50% of rent for SFR then you have a good idea that their numbers will not be attainable.Be leery of OOS pigs (the type of homes that have real low rents). 

I agree the rents are a little too low considering you would be paying most of the utilities. 

My question is does it make sense to hold a single family in a market that the rentals are low compared to the sell price and focus on the long term value increasing or should I sell and have a clean start in a new state?

Don't be mad at a person who gives you a low-ball offer.We mad at the person who looks and never makes an offer.

I have a desire to buy more properties but low on cash.

I currently rent it for $650 a month would like to pay off this month (October 2018) but lenders want me to take more the property current value is 12,500+ Where can I find such low cost lending to aid me in borrowing 5k and payments over 24 months. 

Are there lenders out there that will loan with low/no Season period or am I at the will of the institution here??

@Neri Bermas regardless of what market you choose, with $50,000 capital to invest, I strongly recommend financing a better class of property than paying cash for a low end asset.

. $200 is a bit low in my opinion and leaves very little room for profit if you run into any unexpected vacancy's, evictions, or capital expenditures.