@Jason Ma as a Flipper Brandon's numbers aren't for rehabs but for low end rentals. 

Low-Intro rates, low overall rates, etc.

So I received an extremely high utility bill for one of my properties that is vacant. 

As a developer for instance when I look at a piece of land  basically I have 2 prices. if a seller wants me to take all the risk then the price I will pay for the dirt will be really low.

You may also want to negotiate that the buyer pays for certain portions of the closing costs since they are buying at a low cost.

Finally, management % looks low, typically you see management as being 10% of rents.

I agree with @John Warren, you can still get a low money down conventional loan (in the process of using one myself for my first deal) which will most likely be at a slightly higher rate than an FHA loan but more flexibility when it comes to what you can buy and where.

Seller financing keeps your return of principal very low each year not bumping you up to higher tax brackets... 

I've come across a few other deals where places will likely appreciate, but yield low returns, but long story short, I haven't found a path to good positive cash flow, which is what i'm looking for.  

Overall demographics: Income levels in these areas are low.