Regardless State farm didn't want it anymore and after considering a cheap acv policy I found a company that would insure it for replacement cost.

Since I am not a flipper I spend most of my time finding something at market price / slightly below but super cheap financing.

East side has some super cheap while still lower crime rate properties for those who don't mind the commute.

Business cards are cheap and should be handed out everywhere.

Quote from @Stephen Yablonski: Based on what you've told us, I suspect you are renting it too cheap.

Don’t buy the cheap SFR or condo in a bad neighborhood.

Further down the previous owner used a cheap no hub coupling to tie into newer PVC in the yard.

several ways to fix this but not are easy or cheap but it can be done. 

I didn't actually purchase a new one due to timing with new tenant and supply chain/IKEA being out of stock, but I charged them the cost to buy a cheap one from IKEA in case I decide to replace it.  

Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspection Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors) Require you to pay for any renovation upfront Sell only in cheap. low end neighborhoods Don't accurately represent the neighborhood/property classification Don't have consistent rehab standards for all properties Don't provide a scope of work for the property Can't provide references of repeat investors Hope this helps.