You're not missing anything, it's a numbers game, you may have to look at 10 deals to find one that makes senseGood luck Excellent post!

It's not super active but most questions do get answered, and I feel that having access to that area gives me more credibility to the more experienced investors there.

Check in with @Joseph Chiofalo he’s thorough, transparent and an excellent resource as you grow your portfolio.

I keep a running excel sheet going of market rents in my area as well.

For me- finding opportunities where I can force at least 15% equity and be cash flow neutral the first year is an excellent deal.

Over time, guests will leave reviews confirming your description and this will further your credibility and trust. 

I just have an Excel spreadsheet/Google Doc template that I share with clients to help them track REPS and Material Participation.

Trying to find a way to go a little bit above and beyond what a tenant is requesting to solve their issue has been excellent ammunition to have for the rare instances these types of situations end up in court.I also have a great and really affordable carpet guy who I can send you way - feel free to shoot me a DM if you want his contact info!

I'd like to keep $100k equity for myself and sell the other $500k to equity investor(s) so I can keep the excellent mortgage (fixed at 3.25%) and take advantage of the cash flow and build more equity.

It's an excellent city to meet a lot of people's desires, don't see this market as one that crashes  or even corrects-- but do see some neighborhood pockets with some ripping and some dipping.