I find this hard to believe.

Most of my realtors I found through online (looking Zillow profiles), BP referrals and REI events.I have a questionnaire now though which I ask always to find my future agent.

Before you pay for inspections, estoppel, etc. go look at the property yourself.

We go to straight to sellers with our marketing the prices our better and the ones that meet our criteria we keep for cash flow and the ones that don’t we wholesale.

Same as @John Underwood, @Diaz Principe Nicolas.I would love to get more off season bookings but there ins't much call for a iced in lake house with a foot of snow on the ground and the lake being frozen over.It is fun to see how many turkeys end up on the deck and to watch if wolves use the frozen lake to move around.

If you haven't already, try going off market, driving around neighborhoods that would be of interest to you and finding ones that fall into your criteria (your agent should be able to help you as well).

I live in Miami Florida and I pay over $3 per square foot in rent with some going as high as $5.

Welcome to BiggerPockets, Rocky!

Which will also depend on the neighborhood.You want to, "rehab/maintain to the Neighborhood".Most investors go overboard on their first rehab and waste a decent amount of money.

Quote from @Tomasz Kaminski: @Chris SeveneyHow do you consider property value if you cannot go inside to evaluate the interior condition?