We have found that over time even with a large down payment the higher rate eats into the Lower downpayment.

The problem we are finding is the insurance and fees really eat into the profit margin.

Any other tips other than just eating it or walking away?

@Donald Green  welcome to the community, you are at the right place to learn!

I avoid the reserves + R&M estimate debate as those are property specific (and, many times, investor specific based on contractor network).IMO, going from $500 to $700 is an important change in tenant class and also important to the long term viability of the property to where cap ex will not eat up your returns.On paper this looks good.  

Do my own pest control.com has a product called Brigand, a soft bait that they will eat.

Being a newbie I'm still green at the due diligence process, but thanks for the tip, I'll be looking in to those on the future purchases to anticipate the proper repairs ahead of the purchase. 

My Client was able to close on a home 2 blocks from Green Lake last weekend by doing just that.

I just wasn't sure how you were applying a little girl who eats porridge

They usually eat and drink at restaurants/bars next to the hotel.