Since then, we've analyzed at least 75 deals across multiple markets, developed our buy box, and choose a strategy that aligns with our goals.

I used to think that cold calling was the only way to get off-market deals.

Make sure to factor in insurance (slight change as rental), property tax (in our market is 2x a primary res), vacancy (3-5% in most markets), capex (old roof?)

I have been narrowing down some markets and trying to explore/research more and network.

Kay Properties are very good at marketing and put out great materials. 

The partners between a realtor like myself (proficient in renovation experience), a general contractor, usually a loan consultant to support the buyer and the lender, (along with a buyer and seller of course) are the parties involved.I come across so many homes perfect for 203k or HomeStyle buyers, on and off-market, it isn't funny.

We now invest in the Detroit market place where we have established a great team on the ground and are finding properties with great numbers.

What strategies have worked best for marketing midterm rentals in secondary or smaller markets like Portsmouth?

Look at their marketing strategy.

So there payments are $200 - $400 dollars under market.