But I was trying to to get a start number to get it under contract, I don't want to high ball or offend the seller, but to get a middle ground to negotiate from.  

The middle of the country has lower per sq ft pricing, better rent rates as a % to cash invested, and many markets have landlord friendly regulations.

Depends on FICO score middle, property type... but getting rid of 1.75% in mortgage insurance is a great goal.

I'm in the middle of nowhere.

I also decided to cut out the middle man and work with an agent and contractor to purchase, renovate, and then rent a property rather than paying retail to the turnkey company.

This will be most possible on owner-listed properties, since there is not a middle-person to ask this question through.Whichever way you go, up-front and honest communication is a key here. 

@Phillip Sinclair The best way to look at Houston multi-family is that if you start in the middle of the loop like montrose/midtown and you start heading north towards college station cap rates will slowly start rising.

There is a lot more opportunity to hit these numbers in the middle of the country.

Fliping has different risks than owning a nice middle-class rental and are diff. from a running an AirBnb, etc.In my humble opinion, I believe that we, the community of investors, have elevated the LLC onto a pedestal as if this is the best thing in life.LLC fits very well with some scenarios but not all.  

Forced Appreciation in a middle class/ average neighborhood?