It's not a paid REIA and does not have any pitches.

Usually this difference is minimal for most involved in REI (the difference between $500 and $1500 avg) but for for negative cash flow situations or beginners it could matter. 

If we made an offer, it would be at the top of our budget (trying to avoid jumbo loan, so any increase in price or charges is straight out of our pocket) so we would have to minimize commission and fees on this one even on our end, to make the deal work.I don't wanna throw our realtor under the bus or anything, but I just don't have the experience trying to make a deal like this work, so any info is helpful. 

Both markets are super duper competitive and TX has a ton more Wholesalers than FL competing to get deals as well and the more urban you get the more competitive it'll be.For Florida definitely stay away from Miami, deals margin size will be minimal at best and yes most inventory is getting picked up within a day or so. 

The best way to explaining this is for you to download an IRR calculator spreadsheet or build your own simple one and play around with one.For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

Take a look in some of the outskirt Atlanta counties, but you aren't very likely to find anything on the market that needs minimal work and will cash flow.

I have a unit with electric baseboards an while maintenance is minimal there are always cost complaints.Mini splits supposedly cost less to run then electric baseboard but I have not tried them as we would need an electrical upgrade.

One way to minimize risk is to wait for the "blood in the streets" phase to run its course.Brazil right now is heading that way. 

-Monthly rent for each unit is about $1200/mo with the possibility of finishing the attic, either as a 3rd unit to rent at 1000/mo or for more bedrooms...so minimal gross income is at $2400/mo.

" It reminds me of One of my favorite stories when a young entrepreneur pitches a wealthy venture capitalist with his new business idea.