Well, I would like to start with a low invest property buy and hold. 

Based upon your numbers the cap rate is fairly low ( 7% ) meaning over valued .

Sure, but you're not going to find good one, especially at the low end of that price spectrum.

I immediately took a pictures and jotted down the address and looked it up on the tax assessor's website and see it was sold two years ago to "Daylight Capital LLC" which seems to be some investors..My question is, if in fact the home is owned by current investors, what are my chances of them wanting to sell the home at a low price, and what formula should I use to know my "starting" offer price?

Is there general advice right now to get money onto a fixed rate asap, or is there projections for continued low rates?

The issue is, if I'm conservative with my numbers (which I like to be since I'm just starting out in this market), I get very very low cashflow. 

In any competitive market, consider Seniors with Long Time Ownership (ready to downsize or transition to assistance) and Homeowners with Low Financial Stability Scores (FSS).

, now I'm looking into finding low-cost insurance in the Youngstown/Northeast Ohio area.

I didnt' take it that way ;) we always cool baby hard to say what OP will run into. he says DTI is low, that's great, he has equity, that's great, then why doesn't he have any cash?

The properties are fully occupied and that has a great returns but a low evaluation.