What is the average spread in the market(s) you are in for flips?

Are you looking at investing in Birmingham or other markets?

Is this similar in your market? 

Spring may be better but I was unable to sell a cheap house in October for 5% off of “market value” and only sold a $600k home in January by listing it for $580k and I still only got one offer. ($150k down, 5 year seller financing.) my point being you may get $20-$40k more in a year if you don’t need to sell. 

They have solid lease agreements designed to protect you, your income, and your property.Property Maintenance & Repairs: They have a network of vetted, licensed, insured contractors that can respond quickly and do the job right the first time.Minimizing Vacancy & Maximizing Occupancy: Their marketing reduces vacancy time.

It sounds like you have a solid, strategic approach, especially with a focus on value-add properties in appreciating markets.

@Sean Spagnola - I always like to have photos of recent comps in my back pocket to help with the design of a BRRRR to ensure that the finishes are similar/same to the market. 

Welcome to the real estate hive.. are you open to exploring off-market listings through your network? 

Quote from @Chantel Holsather: I am always an advocate if you can fix up a property to make it more marketable, that is really the way to go.

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.