Make sure to bring out a yellow note pad when talking with professionals; writing down their advice will provide clarity later on when making the ultimate decision.

That would give a better sense of your preference and clarity of if you talking about the District of Columbia (no representation) or the surrounding urban suburbs.

I've found exactly what you are describing above.. 1% rule with slim cash flow if any at all.

I would say it is in that difference (let's say, for example, you're only cash flowing $50-$100 per door, arguably a slim margin) that one can better assess the risk of life events (whether your own, the tenants', or a combination of both) and how they affect your investment(s) as a whole.Those numbers are based on actual properties...I didn't just pull them out of the air to make a point. 

Then what it looks like in 10 years, 15 years, 20 years, ect.That will help cement some clarity.

This book helped my focus on what’s true and of important and it helped give me a clarity.

He gave me the bid and I questioned and asked for more clarity, and he ghosted me after that.Do some research and ask more questions. 

@Derrick Burtle, Putting $60K with all cash offer is not a low-ball offer, but if it's a seller market, your chance to get the property is slim. 

I am going to go on an educational binge for the next 2-3 months, and see if any clarity comes about. 

Unless, rent is 1% or more of the property, you chances to actually make money looks slim.