@Cristina Ruffini Good properties - especially 4 plexes - are REALLY competitive right now in San Diego.  

I would look at your target market and see how many people are within a 1,3 and 5 mile radius along with your competition in the area.

Mark Holencik In my area DFW it is super competitive to find motivated sellers.

I am trying to get a base line for my deal analysis and I want to be sure that I am competitive. 

There is some very professional competition in the flip game here - saying that though, it would most likely leave the lower margin flips open to someone like yourself.I'm a buy n hold guy, but not flip averse if the opportunity arises.

What sets you apart from your competition?

Now I'm kinda stuck with properties that if i add the $1950 charge to get the Title Insurance I won't be competitive in the market.   

I believe my competitive advantage is building construction so for now I'm going to stick to that.Thank you though,Ryan

Well, that's about half of what it does (the half that I'd disclose, the other half is competitive advantage!).  

That's your competition.