I find pricing tools lumping me in with all 2/2 regardless of quality of finishes and location (I’m beachfront others are not).

------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Signs of this are poor lease quality, maybe M2M tenants, high expenses (unnecessary things like high trash bills, internet, cleaning, security).

I would not want to invest if I had outstanding debts, too much risk.

Better to have your own property manager use trusted handymen to take care of the issues for long term/quality fixes. 

Strong property management and careful tenant placement also play a critical role in success here, so I recommend partnering with a turnkey company or an agent who specializes in these areas to make the process smoother.As for rental demand, homes that sit for extended periods are often the result of issues like pricing, condition, or tenant quality—not necessarily a reflection of the market as a whole.

@Marc ShinLike @Andrew Steffens said, for big items, go with quality.

I can refute your reputation, I can refute you who you fundraise from, I cannot refute a truly quality deal.

What is the best way to find good general contractors (reasonably priced, delivers on time, committed to quality) ?

Dayton could be a good alternative, offering similar price points.To narrow your options further, consider factors like population and job growth, cash flow potential, and the quality of neighborhoods you’d feel comfortable investing in.