IndianapolisI appreciate any inputs from local experts to help me narrow down the market, so I can do dig deeper.

Why wouldn't you have a CPA keeping you on the straight and narrow?

I’ve put down the cities I’m looking for, narrows the criteria (obviously not enough), and ended up with a report that was quoted at $1.6mil.

@Samuel Thim absolutely man, the podcasts that I felt were good house the by and hold/ house hack were biggerpockets podcasts 36, 43, 48. but any podcasts from them regarding holding and hacking was good, I am going through all their stuff to narrow down the ones that I can always go back to to reference.

Once the early adapters have spread the current RE "virus" or strategy at too many meetups, and the trend has become a fashion for all, most don't realize, that it's too late to jump on that band wagon.

I narrowed down to a couple smaller companies and separate tour managers, and it seems that'll cost roughly 20-30% of the gross.

How do you narrow the criteria down for highest return? 

Most of the value add B and C class apartment deals I see generate a 25+% total deal IRR...and that is split between the sponsor and the investors. 

If I do get to the point where I have multi-family properties and a family home, it would make the most sense for me to sell this property so I can narrow my focus into strictly managing and acquiring bigger deals.   

The seasoning period of the lender matters = 6-12 months is most commonif you use delayed financing (for SFR) you can do no seasoning period but can only borrow what you put inI've had some 7 month BRRRR, and I'm currently doing one I think I can wrap from close to refi in <12 weeks total.Knowing the type of property, rehab, and finance strategy will allow you to narrow down your expectations quite a bit.