Every time I go to bid on property on civic source people are bidding it up to or over market value.

They are projected to add 250,000 people in the next few years.

My family also has benefited from really high appreciation in the last 10 years due to a lot of northern Europeans, specially Germans, British and Swedish people who have a higher incomes and net worths than locals, buying a lot of the real estate in the nice locations. 

Their goal is to put you and most people reading BP out of business. 

I would network with contractors out in your area, or you can find people online (VAs).

While this isn't common, I have know people that bought their first rental and when tenant moved out, had caused close to $20k in damages and skipped town after one year of living in place.  

I guess, how do I decide where to commit my research to before contacting all these people and sticking it out.

They have a revolving door of people. 2 months down the road and no one know you and what they promised.

A lot of people put off getting into real estate because they don't have the money. 

But some do.I discovered the ARV being between $250k to about 260k for the subject property give or take.