The vacancy percentage is higher than desired and it is very competitive to get renters into both units.

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.

From what we are seeing a 60 to 70k 3 bed probably needs work or might be in a less desirable location. 3 to 4  years ago that price point was easy to find but current prices ( after repair) would exceed that amount.

It helps determine if the project will meet the desired profit margins.CoC (Cash on Cash Return): I find this particularly important for fix-and-flip projects, as it measures the actual cash return on the cash you’ve invested, giving a clear picture of short-term profitability.Cap Rate (Capitalization Rate): While more commonly used for rental properties, it’s useful in understanding the potential income from a property relative to its price.IRR (Internal Rate of Return): This is a great metric for longer-term projects or those with varying cash flows, as it takes into account the time value of money.Some investors might overlook metrics like AAR (Average Annual Return) or EM (Equity Multiple) if they’re not as relevant to their specific strategy.

I would have added Owasso to your list, and Jenks is a desirable location, if you can find a property to contract on. 

Maybe you and your wife should sit down and brainstorm your goals and desired outcomes and then set about making an actionable plan to move towards achieving this.

The columns change based on my MTR and LTR applicants, but I would recommend you start with the following inputs:Credit History, Criminal Background, Current Employment, Income, Employment History, Desired Lease Length, Desired Lease Start Date, Pets (if applicable), Interview Performance, and Reference Performance.The higher the cumulative number, the better the applicant.

There is a lot of competition in Greenville, but a very desirable market.  

Then you can act as GC on each project when desired.

See the 2020 aerial view below.Very little undeveloped private land is left in the Las Vegas Valley, and desirable areas cost more than $1 million per acre.