I'm taking all of the expense percentages like 10% capex, 10% pm, 5% repairs and maintenance, 10% vacancy, $100 ish for home insurance based on my area, 0.7% for PMI based on my credit score, and then standard amounts for utilities, lawncare, and WiFi. 

A good realtor (which is sometimes hard to find) is a great resource to estimate current property value and ARV, however, remember that they are going to give their opinion based on what they see on the market.

I'm a Longmont based investor/agent and have been hosting a monthly REI meetup in Longmont for a few years now.

I have met a lot of people but I have always wanted to start a group network in miami, which is where I am based.

You still have to know the pro forma rents though since literally nothing meets the 1% rule based on in place rents.

You are betting your money on the neighborhood and the property (and the client base that will attract), hoping to produce a return greater than what the S&P 500 would produce over time.

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provides support for the property tax appeals process.Additionally, it can help maximize renovations and improvements.A Cost Segregation study is an IRS approved federal income tax tool that increases near term cash flow by utilizing shorter recovery periods for depreciation to accelerate return on investment.

A few questions a lender would ask you based on this post.

Based on what you shared, if you are competing with wholesalers you are likely in the most competitive price point space on the MLS.

I'm open to hear thoughts and opinions on best markets in those 2 states (or any other promising markets based on the criteria I outlined above) that I should focus on as a first-time investor.