If the investor is utilizing MLS or its commercial equivalent to look for deals, then the investor whose successful will utilize offers to “probe”; that is test for sellers who are amenable to sell at investor terms.  

Speaking purely from my experience as both a developer and a general contractor, the most common causes I see are funding issues after something was overlooked in underwriting, investors walking because capital wasn’t fully locked in, or projects getting delayed or derailed in permitting, utilities, or zoning.

That is in effect what you are doing and f you do not include PM fees in your underwriting.Your maintenance/cap ex fees is likely too low by a factor of 2.You are missing the misc charges like asset protection, bookkeeping/accounting/tax man, utilities due to property issues such as by a slab leak, legal/evictions, etc.The 50% rule is aggressive at this rent point and projects $82/month of cash flow.  

However, after all the additional expenses (Utilities, internet, pest control, consumables, furniture, increase wear and tear), net profit wise is about 50% more than long term rental.  

"have it section 8 (3 bedroom they pay $1597)"  - $1597 if you provide all the utilities..

Thus, it now more important than ever to ensure you are utilizing professionals that provide adequate documentation and audit defense for all real estate tax deductions and credits that are on your tax return.

Share photos of work, and utilize social media to capture your content.

The NumbersPurchase price with supporting comps (sold, not listed)Detailed rehab budget (not "~$50K for renovations"—line items)ARV with 3-5 comps within 0.5 miles, sold in last 6 monthsHolding costs: interest, taxes, insurance, utilities, carrying timeProfit projection or cash flow (depending on strategy)3.

Additionally, I foot the bill for utilities, internet/cable, trash, and more. 

Even modestly paying down credit cards to reduce utilization and lower your minimum payments by a couple hundred dollars per month can improve both your credit score and your overall cash flow, which lenders like to see.Rental income from the second unit of a duplex is another major factor working in your favor.