Also tenants were changing because people were leaving due to the disrepair.Months later I began the refinance process and when it got to the appraisal the home didn’t appraise for the target amount.

Targeted and personalized direct mail campaigns with supplemental follow ups are a great way to source deals while keeping a good ROI.

We're plastered with adds on social media and often referred to some by friends or colleagues.

Because so much money is directed to social issues. 

It has its own EIN (equivalent to a Social Security #), bank account, even a unique name. 

Average Avalon home prices are $167,172, and it's far from being a hot target area of Greater Pittsburgh.

I am targeting SFH or duplexes (house hack) ideally to BRRRR. 

Several thousand dollars in uncovered repairs is a cost of doing business that isn't going to have much of an affect in the long run (especially if you're saving it in lower premium for the higher deductible); whereas several HUNDRED thousand dollars in uncovered liability judgement is going to hurt, really bad.2) Once you grow to a certain level, you become more of a target for lawsuits.

Search Zillow, realtor.com, redfin, etc for SOLD homes that match your target areas and/or desired property criteria.

@Bruce LynnAs I am currently in the market, I have some target areas that I am interested in per the data, however for the purposes of this post, I’m more interested in finding a solid property manager who knows the area even better than I do, and figuring out where they like to manage properties.