I say buy.. take advantage of thse low rates of an owner occ mortgage.. then your building equity instead of building your landlords equity. .. and since you can get roommates all the better. then if you want to buy again you have a rental in your portfolio already.. 

I can either offer some really easy seller financing terms or a low cash price to get it done.

@Kai Van LeuvenIt’s sounds like you’ve gotten all the low hanging fruit, another couple things that come to mind Is reducing boring expenses that people typically dont shop or spend alot of time addressing;-taxes ( I don’t know how tuned in the city is to your remodel but you want to spend a little effort ensuring you don’t get hit with a property tax increase )- I’m not sure the type of tenants your looking to attract but a playground might go a long ways to adding value-Insurance ( anything you cad do to reduce your insurance?

Its another way to keep your overhead low but also when you get a listing under contract all you have to do is find a buyer and sell the contract off booom collect your deposit and move on.

Are you missing out on opportunities by only working with low quality agents?

There appears to be good job growth and population growth, as well as low unemployment.

The vacancy rate is also extremely low and the rent to purchase price ratio is great.

If sales in that area are good and going fast, that low of a turnout for a brand new listing is definitely telling you something,  what its saying is what you need to figure out. 

Currently I run an online business, and part of the reason for the desire to get involved with a rental property is that I see rental properties as a smarter and more stable long term investment as compared to an online business that can dry up in a few years time.Currently I live in a very low income city on the east coast.

@Bill Ernst The hard money lender told me to buy low sell high — buy a home for 50k put 25k in rehab cost and sell for around 100k-120k as long as the home is in the right area, is this possible to do especially the amount of return?