There are two ways to make it cash flow,  decrease expenses and increase revenue. 

We are in the position that we could decrease our monthly rents by over 30% across the board and still cover PITI.

Home ownerships is decreasing.

In most businesses when you expand your operations, economies of scale make it cheaper and more efficient and you decrease your expenses.

I think you probably have a minimum needed for properties 1 through 3, then $$ held per door can probably decrease.

If I put down 30% on a 30 yr conventional loan, my cash flow is around 750 and I'm out of pocket about 67k (including the 10k for potential rehab.)The main question im asking is if there is a creative way I could decrease the out of pocket?

Interest rates are more likely to increase than decrease over the next ten years.  

The inspection led to a slight decrease of agreed purchase price (from 206K to 205.5) but what really shook the boat was the first appraisal report.

This will give the trades or whomever you’re speaking with the opportunity to help build the schedule/plan, It was there idea / plan / schedule so there pride and professionalism is on the line, also when there is a disagreement you have a little more muscle on your side.Mike CampbellProject Manager

Create a plan for how you will increase the income and decrease the expenses.