Right now, I think we are closer to the top than the bottom, so buying for cash flow in my mind is the only way to look at it.

Unless the property is within a few hours drive you are likely going to pay the 20% property management fees and then tack on about 20-40% operating expense ratio from there to get some round numbers (remember you will be paying for cable, landscaping, electricity, gas, HOA, etc. etc.).I personally have been looking for a beach property for a few years, unfortunately my 'regions' are California/Hawaii and right now it's just tough to make the numbers work for my specific investment criteria. 

I'll then import those deals into my "Bidding" app in Podio as I've got it setup to view the map location and automatically gives me the Google street image of each propertyThe Bidding app also gives me the Zillow estimates, bed, bath, year built, sq ft, etcIt then automatically pulls comps and a map of the comp locations, but I also run these through my Comp analyzer to give me the bottom and top 5 comps average which is a ballpark 'as-is' and ARVFrom there I run them through my portfolio pricing modeler to determine a price on eachI can generally do this within a couple of hours for a tape of any size.   

if I had 300 doors and was going to sell only 12-20 I would bet its the bottom 12-20 performers, the ones with the biggest headaches etc. 

Considering we are closer to the top of the market than the bottom, those levels aren't as likely right now.

The bottom of the cantilever needs to be spray foamed as that is the only way to really ensure it wont be a cold spot in the upper bedroom.

At the most, on a hardwood floor, you'll have to pull the existing quarter-round and nail it in again with a brad gun hooked to a compressor.Good luck!

This time, would like to use a cleaning crew to clean the whole house top to bottom (clean windows in & out, vacuum, wash floors in kitchen and bath, wipe down all surfaces in kitchen including cabinets). 

To get the lowest possible rate at the bottom of the buy down chart in a 30 yr Fixed will cost you 4 - 5 points. 

Right now, my DM is seeing bottom of the barrel response rates at the moment.