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.  

As far as investing in the short term I feel investing close to home (50 mile radius) is the best option because you have a superior advantage by knowing your market.

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..

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.

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

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

@Diana Mulvihill A lot will depend on your local market and competition.

. - Build A Network Of Buyers Within my Market Area. - Close Atleast 60 Deals Wholesaling by The end of Year. - Bulid My Own Team of Buyers agentsLender, Permit chaser, Contractors &Landscapers, Cold Callers, & Property Managers.- Travel The World While Doing Deals. 

And if houses are showing an owner having been there for 10+ years when that owner actually sold 8 months ago, then I might market to a completely unqualified lead.