You lose far more money on vacancy then you ever will on a lower rental rate.

if your ARV is 200K, for example, and it needs a medium or greater rehab, you probably need to buy under 100K.  150K won't cut it, you'll lose money.

Therefore, I think I'll be placing heavier emphasis on cash flow markets.

If you have $100k to invest and put as a down payment, would you get 1-2 places that have a Cash on Cash (COC) of $500+ a month but no appreciation, or 1 place with a 5-8% appreciation each year but you break even or lose $200-300 per month on the mortgage by renting out? 

You don’t need to do a 1031 because you’re going to lose money on the sale. 

If they want to sell now or in six months, you need to know before giving them an offer so you don't lose leverage by giving them an offer now instead of closer to when they are ready to finalize.Since you are already going to the property, take good pictures and make sure you capture the electrical panel, HVAC labels, and plumbing material.

I do not want to lose these deals.

Failing to accept the rent is cause to lose your eviction case.

Then your lack of knowledge causes you to lose MORE money than the cost of a PMC.It's no different than life, house & car insurance - no one likes paying for them as you don't need them - until you do.

Losing the low property tax.