I’m pretty busy with my job as it’s a 24/7 industry, I don’t have time to handle aggressively hunting for off market deals however I could still do it with mailers, as I’m in no rush to purchase right away.

But usually section 8 is the same or slightly above market rents.

I’m active in the market and happy to share insights on neighborhoods, financing options, or connect you with resources.

For your seller its an effective sales price of ask - 2% using your assumed $500,000 thats $490,000, a real good offer depending on your market.  

Ultimately you need to understand the underlying economics, psychographics and demographics of the market you are purchasing in to know if and how you can re-tenant the property.I'm a bigger fan of dollar generals or family dollars that are in multi tenant shopping centers. 

I purchased a duplex (Austin, TX) at peak market prices in 2022 for $720k.

My custodian does not have a money market or similar sweep account to keep idle cash earning.

If you aren't an excel expert I wouldn't bother trying to make your own or scour the internet for an analyzer tool that may or may not meet your needs. 

I sold all my SFR rentals in that markets as collecting rent and keeping houses in good shape was just too tough.. ( thats jackson proper)  as I said madison and Ridgeland will be fine..

Purchase price: $107,000 Cash invested: $80,000 Sale price: $280,000 Sourced an off market fix & flip deal in the western suburbs of Atlanta near an area where I knew an Amazon facility was being constructed and buyer demand would pick up.