It sat for several weeks and I did have to lower the list price once, but it’s no longer vacant!

Are you wanting low-risk with lower returns or the opposite?

Rent for 750 and up.Apartments in Memphis can be tough as a lot of it is in lower quality areas.

The decision to move to a lower priced market was partially based on the realization that starting a family and building a stronger financial and investing base from which to grow will be easier to do in a market like Sacramento, as opposed to Orange County, especially at that point in the market cycle. 

The current market rent and price is in the agreement above… Does one typically go higher or lower than the market rent/price on these sorts of agreements?

The rates are way lower and they amortize down fast as heck. 

@Jason ClarkeAs a general rule, in NJ, areas with good school districts have lower cash on cash return because they are desirable places for families to live.Less desirable places command a higher Cap rate which translate into high CoC depending on the level of your investment.So a combination of good school district and solid cash on cash return is hard to find, in NJ.

I submit offers based on my number but I do write a note on why my number is lower.

If this is an investment property, you will need a commercial LOC.These generally have lower LTV and higher interest rates.

If you're looking to lower living expenses House Hacking is the way to go but I doubt with House Hacking you will be getting Positive Cash Flow every month in our local Market.Pick a Market and consider investing Out of State, its challenging but with time & system in place gets easier..