You pay 0 down and your mortgage will be no more than 1/3 of your income (you must have the same low income until after closing).

Generally the most I am looking is for rent to be no more than 10% of gross annual sales and preferably the sweet spot is about 6% to 7%.No way would I front that large of a bill for a small concept restaurant like that.

The problem is that we've now hit the zero bound on interest rates, so no more growth through cheaper debt.

In MA, even though they have a lease, a judge usually awards no more than 3 months as they assume you should be able to fill it by then.....but that's MA where they love tenants.Another thought I have is if stay, they will either move the the relatives in or start breaking things.....not worth it even if you are right.

This is probably different for you, but even though I maximize financing on specific properties, I keep my portfolio-level market LTV no more than 50% (including the house I live in).

But the limitation of this method is " The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan ". 

But as you're now realizing, they'll be harder to find, because you'll be competing against owner-occupiers (ie. emotionally attached, getting lower interest rate, so will pay more) in those markets.Always keep in mind though that a pro forma cap of 6% for residential property will NOT assure you of a good "deal".Rule of thumb: WHATEVER the market value is carefully worked out to be, offer no more than 70%, maximum!...

Im generally getting $300-400 after all expenses including debt of no more than $60% LTV in northern WI 

I was thinking of raising it about 25 to 50 dollars. no more than that. 

Rule-of-thumb: Lenders won't let you Refinance for a smaller mortgage than $50k.Which means, if you want $75k ARV cheapies, your all-in cost must be no more than $50k to begin with.Action #1: Start talking to LENDERS about your plan, before even looking for deals!