As you included in your analysis, looks like appreciation will be minimal, which is fine as long as you go in with your eyes open and it fits your goals. 

I really look for the HOA’s that include insurance and exterior maintenance which will help you Minimize operating cost for you as a landlord. 

The only thing that matters is how much money you are willing to pill up in-front of the seller to win.

Completed minimal rehab and listed on MLS to get it off our books.$73,000 Purchased (10% down interest only seller financing)$10,488.96 for rehab and inspection based repairs$2,473.31 holding costs$35,537.26 proceeds from sale$15,275 return on $20,262 cash in 4 months.75% C on C over that time frame.How did you find this deal and how did you negotiate it?

The more you know about the risk the better you can minimize or eliminate them. 

I think I’ll see if they can do an offer “template” that just needs minimal info filled in for offers. 

I’m looking for an experienced, knowledgeable, proactive tax strategist in West Michigan that can help me be proactive in creating a tax strategy that minimizes what I’m giving to Uncle Sam and takes advantage of the many opportunities afforded to real estate investors, farmers, etc. 

So in a couple of years, your portfolio is a handful of leveraged cheap houses with minimal cashflow?

(Side note- I just finished reading David Green’s book on BRRRRing, where he mentions adding another bath in a situation like this one will added value and attract more tenants for minimal relative cost.)- Your property tax looks like it reflects owner occupied.

This would work best if you find a good replacement property where the seller is willing to delay closing or give you a floating closing date.One spin off that we've used with clients seeking to minimize both taxes and debt has been to spread sheet your portfolio.