If the property were to appraise for 390k though, the cash flow would be $1200/year and we would recoup all but 35.5k of out initial investment, making the ROI about 3.4% This goes against all my intuition as I'd obviously like the house to appraise for as much as possible, but in this case it's causing a lower return.

So offering $21k more than list seems counter intuitive to me without knowing more info.  

But those little actions helped to develope my intuition, knowledge of the area, and kept me working harder with my eye on the prize, and actually seeing the prize with my eyes, and not on a screen, kept me excited!

This is counter-intuitive, but take some time and STOP listening and reading all advice (especially on the forums).

PLEASE NOTE: the single greatest tool we have as investors is our intuition, it’s guided me the entire time and has never steered me wrong.  

The purchase price is way to small for an intuitional/commercial lender to help with a project like this.

I thank you in advance for any input you relay to me and I hope that I can start to develop an intuitive solution for independent landlords.

Just going off intuition and my experience from browsing rental units/properties for sale but cash flow in Montgomery County feels a lot more likely with similar properties being cheaper. 

Your advice sounds like my intuition.

It sounds counter intuitive, but if I'm doing my job, they'll stay.