So you don't make as much money as you would with a sandwich but there's less risk and you can sometimes do the deal even when there isn't enough equity or a low enough payment for a sandwich to work.

They are more often behind the times, showing homes as "available" when in fact they sold a month or two ago.Don't be afraid to make a low-ball offer, but don't hold your breath.

These properties are usually not in the best condition because generally someone hasnt been living in it for years, but you are able to apply to purchase these houses and land from the state for painfully low prices!

Also, your repair number seems a little bit low.

I'm able to start saving a good bit again now with my low expenses.

The total debt service would be basically a wash with current NOI, and cash flow would be low even with the higher NOI, but it'd be 100% OPM.

15 unit in Zion, IThe average rents seems low at about $763 per unit for mostly 2 bed 1 baths.What are current market rents in Zion?

To me it seems that it's only material if it will cashflow after the refinance loan is taken out and the 1% screening criteria should be applied to the ARV, not the purchase price which will be a distressed and low amount. 

The current rent is low for the market so there is a potential to increase with total of $300 plus the garage is not rented at the moment which is an extra $150 .I will appreciate any opinion or thoughts!

I wouldn't go to home depot or lowes for something that specific.I'm sure you're trying to keep costs down, but you may want to bid out a full replacement vs. the paint.