I thought I was buying at top of the market in 2020...and 2022...but prices continue to remain high. 

If the permanent financing will allow you to recover most of your initial investment and the fair market rent covers the principal, interest taxes, and insurance with cash left over, you have a BRRRR.

Do you know the other markets well? 

Did you figure in the cost of the other tenant paying less than market rent until you can get them up to market rent or replace them with another tenant and how long that will take?

I try to evaluate a unique property 2-3 different ways, then make a highly educated guess based on my knowledge of the market.

Nonetheless, you can base the DSCR calculation on PadSplit rent (if there's a history of PadSplit income being produced) or short-mid-term market rent (an analysis done at the same time of appraisal).

I'm a 1 man flipper and looking to get into the VA market. 

Pocket listing: Say the seller does want to sell, but they just don't want to list it on the open market.

I chose to invest in 1272 Lakins Rd, Etna, due to its potential in a growing market.

It has a full studio casita out back that will be an LTR.I plan on buying 3 or 4 investment properties this year after I learn more on the co-living marketing and rent collection side of things.