Seems like having consistent cleaning will definitely keep tenants happy with the condition of the property.

Net profit after all costs which should be the same as ARV Net profit after all costs is not the same as ARV.If you gave a $500k purchase and $250k rehab and sell for $1M, then your costs are $750k so 25% of that would be $187,500. 25% of ARV ($1M) would be $250k in profit and if by “all costs” you also mean to add in resale and holding costs, then this number would vary based on each rehabber and their specific holding costs which would not be a useful formula to use for all.Secondly, if you can find deals in this market with that kind of profit margin, especially 30%,  then you are one of the very very few or even the only one doing that consistently.

If you contract with a big VA firm you won't always get the same VA and then consistency is shot.

I've consistently been checking out places for rent/sale over the last couple years, (as both a renter, and now a property owner) and when townhomes under.5 miles from the metro go up for rent in the area, it can even be around the $3800-$4000 mark IF they're nicely renovated.

This is consistent with what I know from both markets, where members and I have SFR and MFR property. 

What are some reliable/consistent methods that have worked for you?

Take a dollar cost average approach and just buy consistently over time and it’ll all average out.

It doesn't have as high a rental income as self-storage but the consistency of the tenants and the lack of hassle makes it very attractive for many. 

I'd humbly suggest you use the next few years to build a stellar team consisting of a top-notch accountant, real estate agent, and lawyer. 

I have been on and off over the years in marketing and know the #1 factor of your success is consistency.