It may cut into how much cash flow you make off the property but it is commonly said on BP Podcasts that the best way to expand is through partnerships.

This allows hospitals to cut out the middle man, save money, while still paying nurses competitive travel rates.

Next rung is wholesalers (so one extra hand in the cookie jar) and then MLS/realtors (2 extra hands - plus their "employers'" cut - in the cookie jar.If you want to find wholesalers, you either need to network in local events or find a facebook page dedicated to RE or sale of property...most wholesalers will place their properties there because it can be seen by the most eyes.

Just do your best and use your knowledge to cut through.

However, if you are trying to benefit from the low money down and low interest rate normally associated with a conventional loan, you could consider trying to find someone to cosign and give them a cut of the cash flow and equity in return. 

The attorney makes a bigger cut of the premium  then the run of the mill escrow officer. 

So, if I take away the 5% for vacancy, figuring that it will fill quickly at 1050 and also cut cap x from 5% to 2% given the recent updates, I see a cash flow of 78 dollars after PITI, 8% for PM, 5% for repairs, and 2% for Cap X.

You may want to consider selling and cutting your losses because the community is unlikely to improve in the near future.

HR Tax Cut has an upgraded software program specifically for rental properties. 

However, it's also very grueling in the sense that you're going to be spinning a ton of plates if you're trying to produce at a high level and most people really aren't cut out for it.