So of course I keep looking for ways to get in contact with cash, buyers and I end up finding out that the local auction is happening literally the next morning.

Is there a resource whereby I can run a search for, say, the last 6 months or 12 months for all properties that were purchased "off market", not listed by an agent.  In my area they are generally labeled, "NON MLS" on...

I would be using all of my own money for both the acquisition and the rehab.Also, I would (attempt) to GC this myself to save on the rehab.

There is a lot of value in being able to invest in your backyard - the ability to check on the property any time, saving costs for not hiring property managers and knowing the area better.

Did you have your own cash available that you used?

That means in 21 years I will have a fully paid off property, and can now cash out refi and buy X more properties.

That means the -ve cash flow will be my housing costs. 

You need to vet them for what they are bringing to the table (cash/project management experience/contractors/etc.)A good hard money company that can work with investors on the loan and/or construction costs.

Not to mention the ARV would get a little bump if you were interested in cash out refi on the property along with a rent raise. 

There are a few Categories that I have broken into their own calculations considering there may be cost savings depending on strategy employed.