Rehab Houses - still trying to start

[Mel Park]

I've posted before but a quick recap:  I own (3) Rental Units in metro areas - these are all vanilla 3bed/2baths the longest one I've owned since 2012.  All 3 under property management - thus far it's beeb totally passive, the most I do is look at prospective tenant applications and give my opinion. (In my previous 20 year business, I dealt with consumer credit from 400-800 on a daily basis, literally dealt with CEOs and trailer park residents on same day - so I like to just give a look to the applications).     (My homes are in Virginia and Georgia, I live in suburban Philly)

Made many offers on rehab houses over the past 8 months - missed each one and admittedly I and my broker have been conservative. We wee worried 6 months ago that ARVs would NOT hold up and therefore tempered our offers. Most of the time it looks like we got beat by sweat-equity homeowners, or - more professional rehabbers ie contractors who knew what they are doing better than I do.

I really want to do 1-2 rehabs per year. I can do cash for 2 homes a year - as long as they are turning over. I know there's ways to find these units - so far it's strictly me looking up MLS listings - sending it to my broker - and he tells me his opinion. (I trust him, he mostly warns me OFF deals and has never just tried to write me up) but - -- I also need to find deals and just looking on MLS may not cut it it.

*ARV software or website. Do I just guess-timate ARVV based on sales histories of similar homes? OR is there a site or software that drills down - ie street, subdivision, etc.

*How can I find homes to do this with? 

*I have nothing but time. Is there merit in getting a broker license - with the goal being I can save unto 3% on the buy, 3% on the sell - thus enhancing ROI and letting me offer more for homes?

Sure, I could spend on Google ADS but I don't know whom I'm advertising to - - and what to do when I get a lead.

Open to Metro Atlanta, Northern VA, suburbs of Philly like Bensalem, Bucks County.

Thanks