It certainly sounds like you did your homework!

In the case of sheriff sales, do your homework, be familiar with the rules and policies which may vary by county.

Upon performing our own homework, by calling the people whose apartments were used as comps, we found that 1 apt building's property mgr (a community development company) purposely set below market rates to assist local residents.

@Turner Sprout I recommend learning the calculations/math behind it.

If I’m not working, I’m doing homework, if I’m not doing homework, I’m work on marketing myself as a realtor and going out there and networking.

I was super naive then and didnt quite do my math or any real due diligence.

I have done 10 rehabs in the last 20 years, not professionally enough though, careless with the math.

(estimate) on a primary residence and you can do the math yourself above and add those adjustments for being an investment property.There are potentially other adjustments as well such as impounds, no impounds, condo vs SFR property, and the list can get longer but the above is to give a general idea of what you're dealing with.

I cant emphasize enough, do you homework, look harder than those around you and you WILL find a deal and start working towards the ultimate goal:  options (financial freedom)

Start doing your homework and identifying markets that you would like to consider investing in.