Thinking as an investor, taking a more conservative approach with clients and spending a lot of hours finding evidence of owners who are making consistent profits.

I only see LOI's written consistently in my market for deals ~$3M+ and usually they're off-market.  

This is what I hear from podcasts, but what do these expenses consist of?

Both areas also, with the exception of the financial crisis, have consistently increasing property values.

The key is consistency.

Some rural areas are very consistent and don't change even in down or up markets.

The fact of the mater, I think it would take a minimum of 5 years of consistent persistent focused action as well as a measure of luck to come up with $1M when starting with little to nothing and working part time. 

Hit it consistently, develop a brand & the money will roll in.

This means consistent hourly pay or salary. 

The strange thing about Ogden is that general operating numbers are remarkably consistent for respective configurations despite condition or location.