But, this house went under contract in 3 days for $20k over ask, with multiple competing offers, in an area where the average days on the market for newly renovated flips is 100+ days! 

Recommend you don't make an offer. 

I am expecting a day of reckoning for this model in the coming years when an LP decides to file a lawsuit based on misrepresentation which traces back to the teaching techniques of the coach/mentors who are essentially offering pay for Co-GP title courses where the students are taught they can use their GP title to raise money.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

All my tenants in various cities that have had renewals offered have accepted, except for two in coastal SC cities as they're moving states.

I put on a duplex I had there and got 6 offers so I know the market is robust.. there currently.. contact me privately if interested .  

One realtor in particular made me an offer to come work for her if I got my real estate license.

He offered us his property before putting it on the market.

For example, I will tell them they must be out within 30 days, but they can leave at any time during that 30 days without just one week of notice.If they reject my offer, then I start to ramp up the leverage.

I certainly can see how this all happened though Guru's charging folks how to be a synidcator so lots of beginners.. then of course competing offerings and knowing how investor gravitate to the highest returns without really understanding the risks etc.