I recently read in Malcolm Gladwell's book "The Tipping Point" (pg72) that "what separates a great salesman from an average one is the number & quality of the answers they have to the objections  commonly raised by potential clients" or sellers in our case.  

We have kept in mind that our rent should be priced just below market rent prices for longevity and quality of renters.  

I would encourage you to look for notes on higher quality/value properties.

My plan started from a simple concept I found in reading rich dad, poor dad.....Buy income producing assets and have your assets pay your liabilities. 

You stated that you have poor credit, and therefore can't secure a loan.

Rich Dad Poor DadRich Dads Cash Flow QuadrantRich Dads Increase your financial IQThe Real Book of Real EstateThe ABC’s of RE InvestingThe ABC’s of PMRich Dad RE Tax AdvantagesThe 10X RuleThe E-MythThe 4 Hour Work WeekBiggerPocketsPodCastWholesaling101 You Tube ChannelKent Clothier – You Tube Memphs Invest channel

The biggest question is about your quality of life.

Give Ben Leybovich's blog post here a read, but even more so, read Brian Burkes comments on the blog.Your CAPEx reserve is not an operating expense, it is a reserve and is deducted from NOI.Instead of looking for a specific CAP rate which will get you in trouble, you should be carrying out a discounted cash flow analysis over your {initial} hold period and determine the IRR or MIRR ... use these to anchor your underwriting, then look at things like Cash-on-Cash return to help determine the composition (some might say, quality) of the return.Frank Gallnelli's "What Every Real Estate Investor Needs to Know About Cash Flow" is a good primer to get you started.  

Rich Dad Poor DadRich Dads Cash Flow QuadrantRich Dads Increase your financial IQThe Real Book of Real EstateThe ABC’s of RE InvestingThe ABC’s of PMRich Dad RE Tax AdvantagesThe 10X RuleThe E-MythThe 4 Hour Work WeekBiggerPocketsPodCastWholesaling101 You Tube ChannelKent Clothier – You Tube Memphs Invest channel

They haven't raised our property taxes but every once in a while they try & come see the quality of work.