I plan on making a few updates very shortly ranging from 5-10k, but primarily cosmetic changes to start.

HI Troy,Regarding lending based on DCR and cash based debt coverage, DCR is mainly used by commercial, local, and business oriented bank loans, while conventional financing and residential 1-4 lending generally focuses on debt to income.45% Debt to Income (DTI) = $2.22 dollars of cash flow or gross income needed to be shown for each dollar of monthly obligation you're looking to qualify for50% Debt to Income (DTI - $2.00 dollars of cash flow or gross income needed to be shown for each dollar of monthly obligation you're looking to qualify forThe above are some examples as each bank has different ranges of requirements.If the max is 45% DTI and the borrower is seeking a mortgage of 1500 but net rents are 750 then they are seeking to qualify for a net -750 which requires 2.22 times the income to receive an approval which means they need 1665 gross monthly income.Hope that example helps conceptually explain the residential vs commercial lending aspect.

You have to look at each deal independently .. but at a sales price in the $300k range ... and a $30k profit margin going into it, I would NEVER ...

In this range the rental returns are easily 10-12% all cash, and you have a great working class tenant profile.I personally have one rental that is worth over $250k and while the tenants have been awesome, the turnover has been high.So at the end of the day, just try and pick a goal first, and then choose a strategy from there.

. : )  So I don't think the buyers agent is out to pull a fast one on the buyer for such a small fee but none of us knows because we are not there.Brian if you buy in that range expect as Jay said that the properties will not be that great.

The agent has a ready willing and able buyer in the $700-800k price range.

I don't know the answer to that question, but it's nice to understand the range of outcomes you may experience given some variation in the most key inputs..

This property wouldn't work for an investor like you trying to buy cheap and force appreciation through rehab and lease up.So it's a balance over many years or decades in the business to know what is within range and what is not for listing a property.Hope it helps.

About 40% of sales in Jax are cash, and the real opportunities are in the $75k to $200K range (purchase not including rehab).  

I'm confused as to why this may not be doable.According to Realist, the numbers look good:RealAVM™ (1): $548,583 Confidence Score (2): 85RealAVM™ Range: $493,725 - $603,441 Forecast Standard Deviation (3): 10Is this not valid information to consider?