Although rents have also significantly increased, they haven't gone up at the same pace. 

I want to increase the pace of investment properties over the next few years.About five years from now I'd like to make my way back to Northern Virgina (where I'm originally from) and continue my REI career. 

@Jeremy Pace, no more than 6 months (thinking, 3 months for repair works, and 3 months listing).

If these are MLS listings, chances are a realtor has priced them somewhere close to the high end of retail value, and there might be some wiggle room (or properties may be going for above asking in your market - it just depends).Otherwise, it depends on your finances and goals.

Commercial underwriters are typically concerned with cash flow whereas debt to income is typically the main ratio in retail banking.

Mid Counties of Los Angeles County: Pico Rivera / Montebello / Downey and Whittier – Commercial Real Estate Rent Comparables https://plus.google.com/114475168364459929553/posts/NkKyozqzc4AA Commercial Real Estate Appr...

Appliances are typically very thin margin for the retailer, so it's difficult to find huge discounts. 

(Agents can do BPOS - they don't have to actually be brokers)Banks want to get the best possible price in the shortest amount of time, but they are no longer allowing investors to steal houses at 40% or lower off of retail - no matter what the gurus are teaching. 

If I offer a seller $150, 000.00, for a house that retails for $250K; then I want to be able to show them how I realistically came to that offer.

This isn't the typical slam-dunk retail sale.