If I'm in your shoes, I would keep tabs on comparable sales in my areas (I believe Zillow lets you setup alerts for sales in your target areas) and use those as your best measuring stick for figuring out your own value. 

They target thousands of sellers to close one deal.

What price range are you targeting? 

I will say we have family connections to the area we are targeting and we go up there 2-3 times a year in general.

And yes, I was gathering the same consensus as well for targeting strong markets to invest in.

I've been using ListSource to create a direct mail/cold calling list but for some reason when I try to target homes with a specific number of bedrooms it gives me zero results...

Hi William, What price point are you targeting for this purchase. 

Could be CLass A, but you didn't share what the ARVs are.Most investors finance 75-80% of a purchase or do a cashout refi to BRRR it.Class A properties are almost impossible to cashflow with, especially with +7% mortgage rates.Class B, you're lucky to cashflow these days, but can do it if you buy wisely.Class C is what many investors are focusing on currently as they can cashflow from day 1, even with +7% mortgage rates.The challenge is most investors targeting Class C for cashflow, don't take into account the corresponding lower-class tenants and all their associated challeges.

Here’s our OPINION for the Metro Detroit market (use as a template for your target area!)

Are you only targeting owner occupied sub-to?