What are the rates for the surrounding market?

And, as it relates to your plan, you probably know the optics of your market better than I, but I find that five unit properties are often slightly less desirable than four unit properties, simply because buyers can no longer use conventional financing for five units.

Pocket listings are basically off-market deals - Properties that are available for sale but are not listed on the MLS.

My real estate agent brought it to me as an off market deal.

Took this over from original owners at severe under market rents.

This is the issue many have with wholesalers, what you are doing is marketing the property to the masses which requires a license (the I am marketing the contract I would love to see how a court would view that).

I am in a beach market (Gulf Coast FL) and a house 1 mile and a house 5 miles away from the beach may be 50%.  

I have never used Pricelabs market dashboard but know lots of people that like to research a market through their data as well. 

In July, the U.S. apartment market witnessed a slight uptick in rent growth, reflecting robust demand that has persisted throughout the summer.

My market isn't too far from you.