How do you plan to out perform the competition? 

The MLS is good, but that's where 99% of the buyers shop so competition will be fierce and a bidding war will kill your cashflow.

The wife and I are looking at performing the BRRRR strategy. 

Working with a HML requiring a non-refundable earnest money deposit…What due diligence do you perform before sending that deposit to minimize risk?

I have an ADU on my property and we have been performing well. 

I'd also recommend checking out the Market Finder tool (biggerpockets.com/markets) for a quick way to compare markets and narrow your search to a few top-performing areas. 

@Bryan Melendez you're just one of thousands of investors that:1) Were chasing Class A rentals from 2012-2020, before their values exceeded their pre Great Recession highs and they wouldbnt casflow at purchase anymore.2) That started chasing Class B rentals in 2020-2022 because of #1 above.3) Started chasing Class C rentals in 2022 when Class B rental prices AND higher mortgage rates also got too high to cashflow at purchase.4) Are now chasing Section 8 tenants as the cure-all for Class C tenant performance issues, so their Class C properties ACTUALLY cashflow.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – and they often select the first PMC they call!

The last thing you want to do is shop it yourself, have no clue on the bank's closing rate, and guidelines, and pay for an expensive appraisal with no loan. 

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