You guys nailed it!

I think @BOB CRANEY hit the nail on the head  its the area .. my folks i deal with in these areas.. fico is not a criteria.. its do they pay their cell on time.. are they felons.... you have to triage the bad credit or sell the house. 600 up probably does not want to live in that area. 

this is a common theme of course on BP its pretty much every day.and you pretty much have all those that live in a market target a market .I like @James Wise cut and paste responses he does .. he nails it well and its worth cut and pasting every time someone ask the same question that has been asked 1000 times.I like to Add James that when going out of market.. also if you simply buy at the median price points of any given MSA your buying in an area were you have a lot of homeowners buying generally... so you get a mix of cash flow and appreciation and or more important you have a defined exit IE you can sell to a homeowner as opposed to buy at the bottom of the price point and the only out is to an investor..And Frankly your company is kind of a unicorn in the US.. there are not many companies like yours that specialize in reselling these assets for individual owner/investors. 

@Edward B. nailed it on the overlays.My employer won't finance more than 6 investments properties.

Yes, working on those things easily nets $100k, without hammering a nail.

We can do a little more research to nail the ARV down a little better' but I think we will come in around 75%.  

There's acreage limitations to preserve the zoning situation that I'm in, and if I go below 5 acres then I can only be single family residential. that doesn't mean I need the land for any other reason than to preserve zoning.

I’d fight tooth and nail also.

Haven't "had" to do it, but it anything that attracts a renter is a good thing.Installing the blinds helps to prevent the tenant from having to hammer in little nails and hanging sheets over the windows, which I guess is okay but looks totally ghetto.

So for me, I'm less concerned about an "avatar" for my flips, and more concerned about NAILING my ARV and rehab costs.I live in Franklin so I don't go too far north or east usually, (even though there is $$ to be made out in Murfreesboro!).