By using a service it enables you to create accountability and increase the likelihood of getting paid, while also using an automated platform to handle the monthly follow-ups for up to 6-7 years so you don't have to. 

I am trying my best to be methodical about where to invest out-of-state, so I made the following criteria:Population: >800k people in 2023 (based on https://en.wikipedia.org/wiki/Metropolitan_statistical_area)Population growth2020-2023 Population growth >5% (based on https://en.wikipedia.org/wiki/Metropolitan_statistical_area)... 

This price growth is largely driven by continued low inventory levels, which have kept competition high among buyers, even as average days on market have increased to 36 days​(Nest Realty)​(Garretts Realty).In Southern Indiana, activity is up with new listings growing by 8.2%, though sales have seen slight declines.

You start well, but adding a bit more value upfront, such as positioning yourself as someone who "specializes in helping homeowners sell quickly and hassle-free," could increase receptiveness.Asking if they’re "hoping" to sell the house is smart and non-aggressive.

In a stagnant market, you might need to hold for an extended time for the value to increase enough, and the pref might mature before you can get there.  

Increase the sale price of a property that doesn’t qualify for financing by offering seller financing.

The easiest way to increase your bottom line with a residential rental property in any city of minimum size is rent it out fully furnished.  

I found this deal on the MLS and paid market value, I even increased my offer to get a concession from the seller to reduce my cash out of pocket and buy my interest rate down.

I am left wondering do I stick to my guns and stay patient and wait for properties that make sense given todays rents and interest rates OR do I ignore the gap in what I am willing to pay and what the Sellers want knowing I will have to increase my down payment to 35% to 40% to get a solid property?

Areas that the market rents are increasing every year you'll have an opportunity to raise rents.