@Kaleb DuncanReach out to 2-3 smaller GC's to ask this question, they are you best source of real time data.

The  purpose of your contract will be to identify the price the seller is willing to accept, a deadline, and ensure that you can't be squeezed out.

I have found a few coops that I could afford in great areas however, I would want to ensure could sublease or do Airbnb (I know that tends to be a lot trickier).

You might have to pay a little more knowing that you have upside ( but take  caution especially as a novice to ensure you are making an overvaluation mistake) .  

@Joe DavalosI think you should track your data since you're going to mail it during Thanksgiving versus when you don't.

Zillow does an excellent job at aggregating data.

One must develop a comprehensive discipline for analysis and negotiations to help ensure their success in this niche. 

Usually most towns depend on the base and vice versa, so I will definitely have to look into that just to ensure that there aren’t any systems in place that I would need to compete against.

We, as RE professionals can limit exposure for ourselves and our clients by implementing prudent due diligence on tenants; by ensuring our tenants are properly licensed, operating within the law and keeping their operations to code the changes of the DEA / DOJ seizing assets is (in my opinion) next to zero.

If you don't have a bank that has a branch in the area of the property, have them mail it in (get a money order), but ensure they know that the post mark date is not the date used for determining late payments, it is the date that the rent is in your hand that is the date used for payment of rent.