Is my CoC return solid, or do I need to adjust anything based on my market?

It's tough to swallow, but if it's not renting, it's likely as simple as the market won't bear the price you're asking.

Quote from @Michael Calvey: Quote from @Sebastian Bennett: Can we re-name the reviews category: Rent to Retirement Marketing.

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’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.

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

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

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.  

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

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..