I think in this market the buy and hold or BRRR are the best because of the historical above average appreciation growth and the tech and manufacturing jobs moving to the area. 

It’s actually not a problem at allI haven’t yet witnessed a leaner operation than ours or more profitable.Our profit margins are between 40-50% Average for PM’s is 6-10% and that’s why many have such low valuations.Another reason why we are looking toward M&A to grow quicker and optimize the acquired under our operation. 

Lets assume that you run your numbers, and after accounting for projected expenses like vacancy, repairs, capex, management etc, you think the deal will bring you an average of $300/mo.

Thoroughly researching the market, including average rental rates, occupancy rates, and potential return on investment, is essential.

Most of my people are long term now but I still have to fill a new room every couple of months on average.  

One of those months you'll know what it is, but the other 2 you'll have to take some sort of an average and tack it on.

Likewise, I won’t sign personally for owner financing loans, etc. 3 - As a result I’m at an average LTV of less than 40% on my properties.  

Using some basic OP numbers and some assumptions:Each property worth $125kGross monthly rent $1250, or $15k per yearInsurance & tax $2500 per yearNet rent $12,500 per yearLoan to value 80% ($100k each property)PI+PM expenses = $12,500 per year, so each 15 year mortgage zeros one condoAssuming no rent growth, no appreciation and no reinvestment of money harvested:So you can see using these simple numbers after 15 years you've brought in the exact same amount of money, but you had an additional $1.15 million in tax deductions over that time, averaging about $77k annually in deductions which saves you about $20k per year (avg) in taxes, or $300k in 15 years.

When I saw Antoine Martel from FlipSystem Posting Advertisement on social media like this:"You only need $10K ~ $30K to invest in RealEsate doing Flipping and make 100% ROI in 4 months""My clients in FlipSystem averagely spend 4 hours in managing each Flip Project""We help you to quite your JOB in couple of months by doing Flipping""We have few hundreds of success happy client - (Actually there might be few hundreds of clients losing their hard working money)"And lots of other advertisement stating: "Easy, Fast, Low RISK" in their programI thought: "Wow, doing Flipping is so easy and profitable and low-bar to enter in, I should join their program and start make money!"

You are getting good advice.I use a PM now, but when we were self managing we used the application our screening company provided with an additional page of additional questions I wanted to ask to support my screening point system.I ask more about address history, I want to know how familiar they are with our neighborhood and how long they stay on average.