Both of those could put an investor where you are today - unfortunately.I can tell you that I believe I've avoided these types of issues from happening on my deals because I joined coaching programs and had mentors.

Lastly, the price point is still very cheap here in the sense that you can still find investment deals that hit the 1% rule for 120-180k!

Another effective strategy I use is a "Book 2 midweek nights, get the 3rd free" deal.

If and when someone, or a reliable company comes up with a deal to fully manage a single room rental property for me then I’ll look at the profitability, ROI, and risk and consider it.  

You'll never convince a tenant that they are getting a good deal, especially as a self manager, no point in even engaging in those conversations. 

Right now I pull county data into excel for free and upload that into deal machine.

Get in front of them buy getting the records yourself/paying someone else to do it and you greatly enhanced your ability find and close deals.

many of the investors that I work with have found these deals beat anything else they find on the market.Best of luck in NC, and let me know if you want more info. 

You can find some 2 units under or around $250K but they have been sitting on the market for over 150 days which tells you its not a great deal if it were an investor woud have already purchased it 4 month ago.  

That’s a great move—starting early with analyzing deals will put you in a strong position when you're ready to buy.Since you're open to other markets in the Southeast, I’d definitely recommend taking a look at Chattanooga.