Many believe that in order to sell it that they need to do all of the repairs, show the house over and over again, negotiate endlessly and know the State forms forward and backward. 

The Book on Investing in Real Estate with No (and Low) Money Down2. 

If they are showing expenses other than mortgage costs are significantly less than 50% of rent for SFR then you have a good idea that their numbers will not be attainable.Be leery of OOS pigs (the type of homes that have real low rents). 

I agree the rents are a little too low considering you would be paying most of the utilities. 

My question is does it make sense to hold a single family in a market that the rentals are low compared to the sell price and focus on the long term value increasing or should I sell and have a clean start in a new state?

Don't be mad at a person who gives you a low-ball offer.We mad at the person who looks and never makes an offer.

I have a desire to buy more properties but low on cash.

I currently rent it for $650 a month would like to pay off this month (October 2018) but lenders want me to take more the property current value is 12,500+ Where can I find such low cost lending to aid me in borrowing 5k and payments over 24 months. 

Are there lenders out there that will loan with low/no Season period or am I at the will of the institution here??

@Neri Bermas regardless of what market you choose, with $50,000 capital to invest, I strongly recommend financing a better class of property than paying cash for a low end asset.