That said, I'm still working my way through a boggling number of options -- SFR/Multi, BRRRR or just put the money into a freshly rehabbed property in an area with good CAPS rate, etc. 

@Daniel Han Turnkey properties are freshly rehabbed units with renters placed in them. 

This is a very basic 101 level trick approach (not even a trick)...One of my first "doing God's work" refinances when I was fresh off of the Loan Officer Assembly Line was a dude that went $80k (or some crazy number) in debt taking care of his dying mother.

One fact that you uncover, example, the gasoline manufacturing plant next door, the rental properties that surround your property, etc.  

@Joshua Feit Inventory can often go "stale" if its not a fresh listing and has come back on the market...

Doesn't mean you can't get a good deal but you probably won't be able to uncover the Seller's true motivation without a lot of work. 

Post your ad on craigslist at least twice a week so you make it fresh..

Port Royal the little pizza Shop is one of my favorite places when ever IM in town.Still come down to Yemassee to pick up pounds of fresh shrimp.Alex

Welcome Brandon I'm fresh to all of this as well.

You want something that everyone recognizes as normal.Back to the exterior: you want it to be in obviously good exterior condition and have a fresh coat of paint in a normal color scheme.