The rental range is 2.2k-2.4k. 

What I'm planning on offering: $220kDown Pmt 5% = $11kExpenses (monthly): Monthly P&I = $1,059Hazard Ins: $100Mortgage Ins: $117County Taxes: $112Water/Sewer: $220 (high range for the past year according to water company)Vacancy: $257.5 (10% monthly rents)Repairs: $129 (5% monthly rents)Other: $25 (buffer)Total Expenses (including P&I) = $2,019Misc Closing Costs: $3,000 (guess)I'm calculating the following: Monthly Cash Flow (income less expenses): $55650% Rule: $228 cash flow ~ $57 per doorCap Rate: 8.8%Cash on Cash ROI: 20% (using 50% rule for annual cash flowRent as a percent of purchase price: Approx 1.2%Debt Service Coverage: 1.5What are your thoughts?

What he is likely saying is that lenders don't like to waste their time doing all the due diligence and paperwork for smaller loans when they can do the exact same work on a larger loan and make more money, thus, any loan is likely easier to get in the $250k range than it is in the $90k range.

Mortgage broker then says "no can do", even if I consider a purchase offer that subtracts the cost of the expected rehab (203K) from the asking price.My agent thinks I may need to "steal one" to secure a purchase on a house within my price range that doesn't need over 10, 15K of rehab.

My main motivation is to generate cash-flow in decent "B" or higher class neighborhoods, with decent chance of appreciation.I would like to target homes in the $75-$105k range.

It's over 1900 sq ft in prime location, seconds from an old historic land with properties ranging from $300k to over $10 million.

After buying a few properties with my own money and no financing I have only been able to go after the little fish 30-50K range homes.

The area has a lot of custom, older, and non track home type homes so the values you might get on appraisal range could drastically vary.

Zillow gave a range of 75-90k where there were absolutely 0 properties in that range.In the 1990s, when I was buying and flipping, before it was cool, I would want to know what the market was for purchase and the sale. 

I ran it using a property I just had an appraisal on and it was a wide range and used property that isn't comparable.