I’m new to all of this and trying to do what I can to get going, but I’m also in a small market (Goldsboro, NC).

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

I am trying to determine what markets to search. 

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.  

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.

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.

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

I have some good info on this market.