I guess I was too naive/optimistic in thinking non owner occupied property rates would be in the high 4s and low(er) 5s. 

A low to high range would be very useful.

@Brandon Turner has a great book about low and no money down so take a look at that.

Keep in mind, we are at the top of the market cycle, inventory is low, and interest rates are creeping up.

Otherwise my offer will be “X” because I’m going to have to spend “X” to pay someone to turn it back.Then tell them that a 1/1 in their area goes for “X” and that is where your offer came from.Just use “kid gloves” because it’s possible that some sort of disability (i.e. going up/down stairs) led them to chose that location.Good advice and makes sense, but in my area (and other sellers' markets with low inventory) that could cost you the deal on a listed property.

@Andrew Alpsteg You should not have trouble receiving financing with FHA given your credit score (FHA was made to help first time home buyers, your credit could be as low as 580).

My minimum is $5k, so I dont think a $1500 minimum is too bad.Expect on very low priced properties that if you want to use an agent, you will likely need to pay them out of your own pocket due to the price point.

Im not planning on moving soon so maybe renting even with a low/zero return so I can claim the rental as income for a new FHA in the meantime.

I doubt if a realistic expenses projection will come in as low as 20% rent. 

Than a lot of other people do "Buy low, sell high" sort of thing...What is the benefit of never selling?