Bluff them a bit, you can probably see what they're willing to come down and then throw a low verbal offer to see where they'd meet you.

Our MI has much low cost.Any recommendation for umbrella insurance policy provider / agent?

Give them two options, either lock in the low rate for 1 year lease or pay something like $100 extra on month to month.

It could even be low for some areas. 

Remind the tenant how loud (shared walls/ceiling) and dingy (low natural light) living in an apartment can be. 

Everything came from Lowes. 

if you didn't file then you can still do so.Lenders want at list 2 years financials and credit score. you could possibly House Hack a small multi family 2-4 units on very good first home buyers terms, which are often with very low down payment. 

As I'm sure you know, property tax can be deducted, so if your cash flow is $300 in a low property tax state vs $300 in high property tax state, at the end of the day, you maybe making more money in high property tax state because of the deduction.

Its low pressure but brings up the idea. 

From a low of $12k to $25k or more on higher-end parks.