And, we do it out of love - lol - and because low-ball competition hurts our own bottom line.

Right now, average return rates are mid-teens, so I need to be in the mid-teens to be competitive. 

You might face competition from cash investors talking to the same sellers, offering them 1-2 week closings where a 203k would be 30-45 days.

@Tyler McCullough  I'm in south FL, but from what I know about Orlando and Tampa, as @Andrew Ashby has already noted, those markets are hyper competitive as investors are often fighting over the crumbs. 

The larger tenants want to save time and not have to do initial heavy lifting to analyze a site.

They have special loans for MD's that account for the heavy student loan debt, but still let you buy a nice house.

So far you haven't mentioned any "other" strategies, other than the typical ones...that are greatly impacted by which way the wind blows (economy) and have a lot of competition to get...because everyone else is trying to do the same thing...for the same deals. 

I'm a fellow BayArea native and I invest here, in Austin since I'll be relocating there end of year and pretty heavy in Ohio and Michigan for cash flow.

It warrants further discussion and thought if you want to stay competitive as a larger business.

MF is EXTREMELY competitive these days and these deals are still around but hard to find.