As I have no crystal ball, either on my end or yours, the facts as presented, with the outcome envisioned, seem plausible.In my own sphere I find appraisals on cash-out refis coming in lower than the borrower calculated (hoped ?).

Quote from @Turgut Oz: I have a rental property in Texas and I hired a local management company to manage it.

First priority is to get your CRM loaded with your sphere and start building that database. 

Make a list of people who know you and have a reasonably good opinion of you, or if they don't know you that well, at least don't have any reason to have a bad opinion of you.That is your Sphere of Influence.

Agents / Brokers / Property managers sit on top of of a sphere of influence, a myriad of social media platforms, and a desire to excel and secure a stake in life for themselves and their family.  

Social media, mailers, business cards, logo work, branding, etc..Where do you see that good design could come into play in your sphere?

Yes, a majority of my business was from my own sphere.

There are SO many out there, but if you stick with one "sphere of influence" you will not expose yourself to the diversity of operators.  

Make calls to your sphere and find out who might be thinking of selling this spring. 

Out of all of the locations within your 40 mile sphere you will be able to buy one per year, if it fits your financial target.