At about what percentage of market value? 

I'd suggest you start asking other investors in your market for general contractor referrals- people who do quality and reasonable work on rental properties in your market.

The trend is also fueling mergers and acquisitions within the industry, such as Circle K’s recent bid to acquire 7-Eleven.These global real estate updates reflect a dynamic market adapting to new challenges and opportunities.

Down the road, this can hurt the investor because you'll find yourself with a unit rented well below market rent when its time to sell.

I always recommend accepting pets, but you should know how to screen them, monitor them, and have strong policies in place to stop problems early.You should regularly monitor your market on Zillow, realtor.com, apartments.com, etc.

Is counting on appreciation the only strategy in a market like this, or are there points of view?

I just say" (I have done over 500 in my market this way) Hey Christie, I need insurance its vacant and we are doing a reno.

Keep in mine Toledo is the #1 market in Ohio (and nationwide) not Cleveland or Columbus. https://www.realtor.com/research/top-housing-markets-2024/ What is BRRR?

I am leaving out cost to build and sale price because I am strictly looking for any actual data or reference on the component itself which should give me a base line and hold true in most markets. 

To increase our potential deal flow for fix & flips, we're preparing to start direct to sell mailing campaign. What are the most important tools to have in place as we get this going? We're planning to start with ...