I have an accepted offer on a luxury cabin in the sierras.  

I just had a vacancy come up in the middle of a fourplex escrow and the seller had the unit re-rented in under a week for $50/more per month. 6) Yes it's hot, but with individual metering the landlord doesn't foot the electric bill 7) Yes the market is competitive here, but mostly for 3/4 unit properties.

Hard money loans offer fast approval and don't risk personal assets but come with high-interest rates and fees, which can be tax-deductible as carrying costs.

It could also be worth it to test the market and see what kind of offers you receive. 

Large sponsors have multiple offerings open at a time so investors can choose a property type that fits their goals.

@Rae Chris Ann Arbor is pretty expensive, so difficult to find cashflowing rentals.You may want to look in Ypsilanti - if you want to stay in your area.Otherwise, Metro Detroit offers a LOT of options.Read our copy & paste below for some helpful info:---------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Multiple offers are now the rare exception, not the norm.

Alta is a little expensive. https://learntitlesearching.com/contactus is 150$ looks like it has a lot to offer.

California offers great job markets and weather, but comes with high costs. 

I found this quote that you posted:  "Also proud to say our quads and duplexes (which are rarely offered by other builders) have not only exceeded our estimates for rent & rent growth but value growth as well."