OFF market is where you find 99% of the dealsGood luckBTW you better be cash or it will be much more difficult, But what about having someone with access to the mls to help you find recent comparable sales.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

How does it compare with typical mortgages these days?

The first thing I would do is start analyzing the rental market that you are looking in to get a feel for comparable rental rates.

This way, if you just need objective comparable sales, you'll get ALL sales nearby instead of ABCs subjective ones.Buyer beware when trusting the Investment company themselves to provide their own comps or appraisals.

I'd look at ground up deals if you have the funding you can build at almost 50% equity in Miami. we do deals in columbus and even the most aggressive deals and the cheapest land which is 25 times cheaper than urban land here compared to urban land there we can still only get to about 60% equity compared to here and that is based on a 12 story deal, if you go more vertical you get even better.

Create a simple spreadsheet or written list to compare the features of each and identify the ones that align with your requirements.

A vacancy is a blessing compared to a bad tenant.

Especially for 3 or 4 units compared to a duplex. 

Usually the minimum loan amounts are higher compared to a 1-4 program with a loan minimum often of $400K.