@Trent Reeve completely agree, but I'm hoping this helps some operators start thinking about what they could offer additionally to keep boosting their revenue.

I agree.. just look at any large mid west or rust belt metro.. there is a ton of houses avaliable the question though will folks buy in certain neighborhoods where inventory is readily avaliable you can buy existing in many of these markets for far less than new builds.. so to me its really a neighborhood issue  a school issue a crime issue etc etc..

Quote from @Timothy Franklin: @Trevor FinnI would agree with your breakdown, but why overlook a potential to run the 91k subject-to with a targeted 6 month hold for flip or 18 month refinance?

What she delivered was half-finished and poorly done—definitely not what we discussed or agreed upon.

I agree with @Nicholas L. regarding the house hack strategy. 

i agree that a new purchase at 75% equity will typically not have significant cash flow and may even be negative when properly allocating for all expenses.Investing to max equity without reserves is risky and you indicate would result in stress.  

I agree with this thought, @Adam Bartomeo. 

I agree with all of this.

100% agree with @Collin Hays - find a local manager, preferably one not too large or not too small, I would say 30-90 properties is usually a sweet spot.

I agree with your idea to invest in an area you're comfortable with, so stick to OC for now.