Also, download HAR, the property taxes they show are close enough.

I have set up a Gig Harbor Meetup group for us so please go to Meetup and join at https://www.meetup.com/gig-har... 

Har har har.

Here are some facts: According to the latest Houston Association of Realtors (HAR) Market Update, single-family home sales jumped 24.4 percent in March with 9,347 units sold versus 7,511 a year earlier.

Source - I am a real estate broker with HAR.

I've scoured Zillow and Redfin and HAR at length.

Single-family home sales increased 4.1 percent year-over-year;Days on Market (DOM) for single-family homes dropped from 46 to 38;Total property sales rose 4.3 percent with 12,149 units sold;Total dollar volume increased 15.7 percent to $4.6 billion;The single-family average price rose 11.4 percent to $410,923, the highest of all time, and the first time that pricing has topped $400,000; The single-family median price increased 15.5 percent to $335,000 – also a record;Single-family home months of inventory registered a 1.3-months supply, unchanged from one year earlier;Townhome/condominium sales rose 8.7 percent with the average price up 5.8 percent to $255,334 and the median price up 10.4 percent to $215,000;Single-family home rentals rose 18.3 percent with the average rent up 6.7 percent to $2,075;Townhome/condominium leases were unchanged with the average rent up 7.6 percent to $1,852.Source HAR

I was able to land about 1 out of 6 properties I put an offer on.Everyone is different, but for myself, I picked target areas and I analyzed every single deal that came up, typically I did it within 30 minutes of it appearing on HAR.

The best way for you to be competitive and actually gain access to off market discounted investment opportunity is to properly leverage your capital with strategic alliances with those directly sourcing discounted off market deals.The value you can present , if properly harnessed with applicable party, is that you should be able to deploy capital faster than hedge fund buyers who may pay more yet take slightly longer to close.This is valuable for you to know.

The ways to harness the equity include: - Cash out refinance (using a conventional or private mortgage)- A Second Mortgage or HELOC (often has a variable interest rate)- Selling the propertyIt is also rare, but possible, to access the equity by partnering - you could sell a portion to a financial partner, giving them some ownership.