Like in every area, there are small number that are excellent, and a small number that are horrible and most are just okay.

I was just confused because my excel calculation was coming out less than theirs.

My realtor is @Daniel Kurkowski, he's excellent, and I don't think he's taking on any additional residential clients. 

The MAO that @Brandon Reed spoke of is an excellent example for an investor buying an investor property.

I would recommend looking into West Kensington, Frankford, and Port Richmond-  You can still find great deals there withe excellent cashflow, and I believe the path of progress will continue to march into those areas and increase values. 

I am looking to skiptrace large excel files for cell phones and other pertinent info.

But it depends on your market averages, it could be excellent.

I get conceptually how IRR differs from ROI, and I'm good with Excel and know how to use the formula.

As an example, an FHA buyer needing closing cost help has no chance of covering the difference between contract price and appraiser price, so if I’m the sellers realtor I’m telling my sellers there is no way this buyer can make up the difference should appraisal come in low.Whereas a cash buyer or a conventional buyer who is asking for zero help with closing costs and putting 10-20% down (or all cash) is in a position where they could afford to cover the difference between contract price and appraisal price.

@Alina Trigub Excellent point!