However, during Q3, as competition dips, investors could find properties selling below asking price, creating great value opportunities.

To do a clean BRRRR in today's interest rate and highly competitive environment is very difficult.

Moreover, if rates start trickling down, many buyers will begin entering the market again, increasing competition. 

Less competition normally means higher prices.

It's a very competitive market here and you don't see the cash flow of Janesville.

How flexible is your lender when it comes to LTV, and have you ever considered how private money lenders can offer more competitive terms?

)For a moment I felt the lure of push button marketing on the internet with instant access to cash buyers and amazing leads!

Also, what is demand and competition like in these areas? 

The MLS is good, but that's where 99% of the buyers shop so competition will be fierce and a bidding war will kill your cashflow.

As a realtor who just read everything you and everybody else had to say; my suggestion is that you list the tax exempt home at a price slightly above market value.I say this because though the money would be nice to take some pressure off, it seems like making a little more money in a hopefully & currently less competitive neighborhood would be the icing on the cake to make it all worth the considerations.