If its a B to C and there are dark spaces people like me are buying then I can offer them similar location with much lower rent and make a bunch of profit still.

Now, my properties are in A/B neighborhoods. 

Abiy, What kind of cap rate, COC return and community class (A,B,C) are you looking for?

it would be helpful if you put your price range, houston has tons of sub markets and price points. class A? B

I would only recommend in A/B class neighborhoods otherwise guests will be turned off and you'll have environmental factors that disrupts your operations.

Wondering what people have seen for cap rates in particularly Jacksonville (in the nicer Class A/B areas). 

@Shawn Ab focus on the urgent things first.

Welcome to self-managing rental units :) I'd be interested to know what quality of area this is in, A? B

However, if you know what each constant and variable on the left side represents, and what a change to each does to the overall problem, you can develop a strategy that works.6 + 6 = 12;  20 - 8 = 12; 3 x 4 = 12; 3x + A - B(3y - 2x) = 12 if A = 3; B = anything; x = 3 and y = 2or, if you are selling 12 eggs, but the buyer only wants a dozen, then don't argue...and just sell them a dozen eggs.

One between you and the seller (A-B) and then the second between you and the end buyer (B-C).