I will offer less than the $200K its advertised for, trying to get it for $190K, which will improve the free cash flow and ROI slightly.

I think I am priced right, not below market, but inventory is very tight and there are not many 4 bedrooms as comps. 

In fact, there is a term called “inventory insanity” that is being tossed out quite a bit these days.Simply put, it is an extreme, unprecedented shortage in the market that is causing otherwise logical buyers and their agents to go a little bit crazy.

I will offer less than the $200K its advertised for, trying to get it for $190K, which will improve the free cash flow and ROI slightly.

Because of this we sell about 80% of our inventory sight unseen to out of state investors.

It will be tough to qualify without a lot income to show but it will depend on the loan size (you might not be able to do FHA 3.5% but you can put more down to lower the loan amount and improve your DTI).

It's the lack of inventory that is plaguing me.

Definitely consider an LLC now, it will improve credibility on your first deal in presenting an LOI or even approaching a broker/vendors, lenders, etc.

Here is one that is currently going around in my town of Waterloo, IA that i think could be a big deal for landlords:The Community Development Waterloo, Iowa Lead Hazard Control Grant completes improvements to your home to remove lead based paint up to $40,000.Both owner-occupied and rental homes can participate.Your home must have been built before 1978You must be income eligible & have children under the age of 6 who reside or visit frequently.This money can be used to replace windows, doors, or siding with lead-based paint.

Inventory is tight in Baltimore County right now.