Raleigh's current market isn’t known for many off-market deals in high-appreciating areas, as sellers here know they can still get top dollar by listing.

I found that it is highly dependent on location and secondarily on time of year.

I don't know your specific market all that well but have you done some analysis on your ADR during the high season X your high season occupancy rate and determined whether taking lower priced slow season bookings vs letting your property stay vacant during the winter averages out in your favor?

Do you know that OO has many high LTV options?

I highly recommend contacting Ashley if you're considering investing in Gulf Shores. 

The Legends stuff go on sale all the time and are pretty high quality.I have this one at home - https://www.atgames.us/products/legends-gamer-proSurprising quality and you can load a different firmware and have access to over 1000 old arcade games.

This is located in a tourist lake/ski town with extremely high demand for lodging.  

Many investors underestimate how competitive the market can be, especially in areas like Texas, where demand for multifamly and single-family rentals has been high.

Do they have 5k in high weeds/grass built up from a year of the city mowing at $300 a pop?

I know Overland Park is prime area so the appreciation is high but there is little to no cashflow.