Tacking onto what @John Koster said, the POS ordinances can be tougher in certain cities than others and the tax rates in the burbs can turn a dream deal into a nightmare rather quickly.I'd find a knowledgeable agent who also invests and work with this person to learn the areas and see what fits your investing profile.

and keep in mind So Cal and Nor Cal have very different development criteria etc.. much tougher in N..

It's also tougher to find deals that would fit a full BRRRR model today because inventory is much lower than it was a few years ago.

I find new builds to be one of the tougher investments to make work in today's environment with high interest rates, higher insurance rates, HOAs, and that's not even counting the higher property taxes with new builds too. 

They are made of thicker plastic, tougher, and odor/juices won't leak through.

So, less competition to buy the place, but tougher terms from the bank.

This market is much tougher to find deals than other times in the recent past. 

If this is the second time, that indicates you need something tougher.

The holidays and winter season is always tougher to rent than spring/summer/fall, which is when the 100 days you referenced would have occurred2. 

.- Contacting to the seller directly is un-ethical, this is not because you are by-passing the agent but because the seller is not a real estate professional, and he might disclouse things that affects him on the deal that will make the negotiation tougher for the seller, in which case it will be a lose-lose situation for him.- You should look at talking with a real estate attorney if you want to know more.