I realize this post is over a year old, but I'm new in Citrus, and I heard that buy and holds are better here than flips because of the low average income level.

So 40,000 owning about 10 on average each?

I'm paying an average of 15-20% more.  

Paying for traffic is quite expensive because of the nature of the business, you can expect to pay 3 to 5 dollars per click on average if you advertise in google or bing.

I work long hours with lower then average pay.

We are averaging 1 deal per month as of now.

Not sure how to use that rent information as we're comparing rooms to a self contained unit, but regardless average rent between 650 (bachelor) to 1000 (2/1).I'm 15 minutes away from city core and a part of the university.

I currently live in San Antonio, TX and for those of you that are unfamiliar with the market here we have a VERY large below average and low end market. 

Average roi 48% puts that in top 10 roi flip zips nationally.

However, that is conditioned on the rental market survey with the appraisal coming in at an average at or above the current rents.