Otherwise you will be sitting there trying to figure out if something is a good deal while your competition us putting it under contract.

It seems that this area is very competitive due to awesome school districts and great quality of life that it offers.

No.But these days everyone is trying to get a slice of the pie, so your competition is likely going to be higher elsewhere.

I did not get even a fraction of the repairs and issues associated with this property.  

@Matt Miller Investor friendly might not matter in your situation...I would just make sure you have a lender with competitive rates and terms...I have typically had good luck with credit unions and local banks...they are all qualified to put deals together, but CU's and portfolio lenders tend to have more flexible guidelines. 

@Ryan Tuleja If you are looking in rural areas I don't think there is nearly any competition from other investors as there would be in Minneapolis so you may have actually found a decent deal.Also, often a deal may have been under contract for a month and ended up back on the market because the first buyer could not close or could not get a loan.  

You can't wait for a website to list it,too much competition will drive up the prices.You need to market yourself to potential sellers by direct mail advertising and door knocking in every neighborhood you desire to buy in.Get to them first before the rest of the competition who have tons of cash investors can find them on the MLS.

Also I'm looking for little competition, if possible!

Row homes are operate at a fraction of the operating costs/repairs, Philadelphia's tax is a fraction of NJ and the price point is doable.Also, don't rule out a partnership - if you doubled the investment you would upgrade everything.

Does the PM have competitive data to show you that you are too high?