Even at 30%, that's still 15,000 potential prospects.What you want to focus on is a competitive market rent.

Have you found certain markets or zoning factors that make the process smoother?

These were in the Myrtle Beach and North Myrtle Beach markets, but I believe this is a factor to consider in any market you're looking at. 

And yes you can move the market with just $1M.

Which ones will still deliver in a down market? 

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

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

Analyze Rental Comps & Market Trends•Look at recent rental comps in the community—not just those from a year ago, but the most recent listings with similar size, layout, and features.

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. 

If you get greedy and put #3 in front of #1 or #2 you can get burned like any other market.