Your interest rate is low.

5% coc return seems really low.

Response rate is low so it’s a numbers game .

Accruing debt by a person who is irresponsible and has a low financial iq is like giving the town drunk a loaded pistol 

Also, there are companies that provide leasing documents for super low cost or Free with a 7 Day Trial.In all my leases I maintain a 90 day Owner Termination Clause, A clause regarding arbitration for disputes, A 30 Day Marketing clause of the property. 

For example if it is a three bedroom and they all have reasonably equal rooms and use of the house, you would take 2/3rds of the expenses (mortgage interest, depreciation, repairs, utilities you pay etc) as reductions to rental income on your tax return. 

Lakewood has a lot of doubles, but $100k is low for that area unless you get a full gut.

Getting a lot of low balls but traffic is steady.A contractor friend has asked to buy on terms.

How low can you go?

I offer a small discount for newer, low-maintenance homes or for multiple properties (three or more).