The seller bottom line is 400k. 425k.The NOI on this property I calculated it to be about 25k after factoring all expenses (like taxes - 9250, insurance - 2200, water - 2000, a 5 percent vacancy factor and a 6 percent maintenance factor.

If you are finding 2% deals in stable locations, you should buy every unit you can put your hands on.You can refinance instead of selling. 

I currently own 9.5 rental properties worth a total of about 800 to 850 thousand that rent for about 8000 gross and if all goes well with no repairs and vacancies or insurance I pocket 6250 after expenses.

I never had any issues getting the high ratio insured clients funds when the stresss test was introduced a yr ago.

Then there is of course vehicle maintenance, errors and omissions liability insurance, etc. 

do the transaction thru a title and escrow company to have a fully insured title.

Refinance the FHA property into a conventional loan to get rid of the mortgage insurance if the rates are still favorable and you've got enough equity in year three and buy another one with 3.5% down using FHA (again, you must live in it for at least a year). 

Any insurers or brokers or people who know people.

That's before deducting expenses like licensing, insurance, taxes, dues, marketing, etc.

right now I’m doing rentals in a town that’s making good stable cash flow.