as i mentioned for example, a BRRRR in a great neighborhood that I can break even on after it's rehabbed. 

They're in a Cclass neighborhood, and with my personal experience, I'm seeing cash flow between 8-12%, with strong growth potential

To answer your question, it’s really hard to tell where this neighborhood is going.

Never buy any property without physically inspecting it and its neighborhood yourself, AND having it thoroughly inspected by a great inspector who YOU select and pay for.

I feel more organized especially with the bookkeeping work

Neighborhood-specific agents told me to list it for $50-75K more than I actually did.

I get lots of clients off here but it's all organic, I never DM or ask for it.

I'm going to bet that they either blocked or closed the vents in the  master bedroom and there isn't really a problem.Explain to them that you need to get it looked at and if they are not going to organize it, then you are taking matters into your own hand and doing it. 

As a borrower your objective should be to  turn over a well organized and easy to digest loan package.

You can find 2x1 duplexes in the metro for under $300k excluding prime intown neighborhoods and expensive areas of Gwinnett & Cobb county.