It’s crucial to conduct your own due diligence, especially when it comes to rent comparisons and property sale prices.

I don't want to waste anyone's time providing quote after quote for me for the properties I am merely in the analysis stage with.

Still waiting on rehab to be finish but will also be flying out to see the property after everything gets done.

I found this deal listed for sale on LoopNet.

After this advice I feel it is much easier to invest locally where you can become a “market expert” more easily.

I'm assuming you are arriving at your cash flow number by applying Gross income - cap ex, maintenance, utilities, vacancy, tax, insurance, mgt, landscape/snow & Debt service?

of course the sale of hurricane damaged houses also confuses the issue (my house had no such damage but is only about 4 blocks from houses that did). 

These props were in good areas so I am guessing that is why. keep in mind true A class areas whould see majority of comps being sales to homeowners NOT investors.. homeowners dont care what the cash flow is or the potential rental income is only investors do..

Self-proclaimed Section 8 guru's online claim to do the latter and then find Property Managers after they purchase the property in whatever state, but I don't know how real that is. 

I have found that they worked really well when it comes to getting better tenants and better rents, and having less hassle, less headaches, and then getting a higher sales price; without paying closing costs or realtor fees.