If they pay low rent then they could still be below average for sales but make a profit.

Is this flashing product good or is another material better?

One rule of thumb that I have learned from hanging around a very experienced lender is that portfolio loans are typically not the right product unless you are getting more than 10 properties.  

Is the demand just low at this point?

C = lower middle class housing, more multi-family mixed in but decent places, some crime but low-level stuff nothing dangerous or violent.

The issue I find in my area is the rents are very low which make it difficult to work the numbers.

And even if I can open a Solo 401K with that low amount, I heard that if I stop making money in my LLC or close my LLC you have to close your Solo 401K and transfer everything into a regular 401K.

He thought the offer was too low.

I was able to offer 1 of the people who got back to me, but it was a little too low and we couldn't make anything work. 

Demand from buyers seems to be decreasing even though inventory remains relatively low.