It fell into the window of i-buyer purchases that were purchased for too much and slightly overpriced when put back on the market.

Get your foot in the door by offering a commission above market, like 4% of the first year's rent.3.

Like @Jeremy Holden said above, sub2 could be a good option for you, he's a great resource to lean on in this market as well.

A couple of points for your consideration: - Are the markets with the most rent growth and price growth the exact opposite, in some cases, of the best markets to invest in now? 

We're new to this field and would appreciate any tips for getting started.

I was a RE broker doing acquasitions for a large syndicator in the 80s in San Francisco / Sacramento market.. and thats what brought down their billion dollar buziness taking reserve money from good projects to prop up losers..

Are there profitable group home niches that an operator would be willing to pay above market rent for this kind of property?

I am interested in some markets outside of mine.

If you happen to make a contact with a local agent who knows the market and is investor friendly, please refer it my way.

Would love to know as well as it would be great to collaborate among colleagues especially since we have such a small market.