I can send a referral 

These connections can provide insight into reasonable pricing and offer trustworthy referrals for future work.

That typically puts your rent to sales price around .75-.8 ish give or take but these areas tend to appreciate more consistently from what I've seen and the rental clientele is more consistent. 

They tend to all have good incomes, little to no credit, and are self employed with lots of family.

Do tenants tend to use tactics to slow down the process? 

We are in the last month of 2024 and usually in December and around January through March properties tend to pop up faster. 

I tend to overanalyze things, often leading to inaction, mainly because I have a somewhat pessimistic outlook on the economy and I'm trying to avoid getting overexposed. 

On the other side, the bigger companies have more experience and their numbers tend to be more accurate (not always)... as they are big companies "their costumer service" and communication is better but at the same time they "have more mouths to feed" if we need to be honest so can get a bunch of ok or good deals but I kinda doubt they will be great (just my personal candid opinion).

High Cash on Cash tend to be lower IRR deals, because they tend to appreciate more slowly on average.Lessons learned: your two biggest cash outflows will come from Capex and bad tenants.  

When looking at discounting properties to find a deal, I tend to lean into what the seller is looking for when I know I'm holding.