So as an amateur (and I'm really an amateur) I'd assert you went down the "here's a lot of bad data" as opposed to "here's 2 comps that are extremely on point that show substantially different values".Again, I'm not an appraiser, so feel free to see my thoughts as "invalid" as well :-)

Make sure you invest in software's like channel managers, PMS, automations etc so people do not view you as amateur.

What was interesting was the real estate depression wiped out the amateur and wanna be investors; the professional investors came in 2011 - 2014 and cleaned up.  

Can you explain a little further (in amateur terms) how that works?

My experience: engineered floating laminate is easy (skills wise) and slow for an amateur.

The increased risk of law suit for an amateur mistake (professional PMs have insurance).  

Hello all, I want to build a new construction 4 unit apartment building.I have general contractor experience buying and rehabbing properties but I've never built new construction.  I want to be the general contractor ...

Amateur mistake by me!

What should my target locations be as an amateur rental property investor ?

I came to them in the beginning, and they treated me like some amateur, so that is their loss.By the way, if you think I'm way off on how I deal with cash buyers, listen to a little bit of Kent Clothier's material.