All of these factors make the city a great place for BRRRR investing - so good that I started investing here remotely from Texas.

What further analysis should I be honing in on and key factors/metrics/info that may be providing inaccurate numbers?

That way they can't dangle the carrot forever.

I still think this is just like factoring accounts receivable .

I would definitely factor in some substantial capex/ maintenance and repair costs which could lower your returns.  

One thing to add is that when you buy a new build, your PITI will likely not be factoring in the correct state tax number.

I'm great at reading people - that comes with playing millions of poker hands in my life - if my gut tells me things do not sound right then I pull away.But a scammer has to expose himself/herself because they don't wanna hang around forever.

@Damon AlbersI hate the alphabet rating system because it is such an arbitrary thing that boils down many important factors to one letter. 

@Theresa Amouzou A lot of factors go into finding good deals.

See, when building a portfolio, appreciation is key, and the #1 factor that will dictate things.