The main reason is other buyers who are better able to pin down operating costs will either outbid you because they have their costs right, or you'll outbid them because you have your costs wrong. 

The higher rent growth market will always surpass a market with better initial cash flow but lower rent growth given enough time.

A couple options… 1) Coast as is until March for better selling season, more buyers, higher price. 2) Raise the rent at least half way to market.

We are sourcing our own deals at this point to get a better advantage. 

You’re not getting paid to buy it so it wouldn’t go through your broker but you better make sure you disclose you’re an agent to the homeowner in the contract.

Jackson is a much better market at quick glance, the metrics look much better.

I can probably point to a 2-4 unit that performed better than a single family, and I can point to a my own single families that performed better than my duplex.  

A better approach is to network with other experienced passive investors and review the offering together. 

If you can confidently do a better job, it becomes an easy convo. 

Time in the market is better than timing the market.