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.  

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..

In 2024, I focused on the Charlotte, NC market, completing 21 deals in my first year of taking consistent action.

. - 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. 

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

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.

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. 

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.

Joined bigger pocket to achieve my dream of owning a dream house in (already crazy) Hawaii market haha.