I am trying to determine what markets to search. 

When most of the agents in a market are charging 6%, with the rare 5%, it’s pretty hard to negotiate as a seller.

Being close to your properties means you can easily manage them and stay informed about the market.

Tenants have been there for 7 and 10 years respectively, but rent is is about $350 under market value.

PS...anything outside of our market, we do plan to hire a PM.  

In most markets that's closer to "A" room paint with trip charges.

After analyzing the local Mercer County market I've noticed there are not that many MFH that are desirable meaning cash flow can occur, but appreciation, schools and good tenants will be at risk.

HUD recently accepted my offer on a single-family house, and my bid price is 25% less than the market value, making it a great deal.

(Remember that I work in the Poconos market, so your market may differ slightly.) 

The Comps give the property a market value of 200-220 but they are selling as is so they dropped the price.