There are lots of ways to build in value (and potentially save overhead in the long run), which allows you to increase NOI and create the sweet spot in your CAP rates.  

I am at a sweet spot for the rent/value curve.  

After looking around for a while I noticed there arnt very many nice homes ( 3bd,1.5bh, etv ) in my city, From what I can see it seems the the sweet spot is around 130k. 

Its a real sweet spot.

Answer: being in such an unfortunate spot that you have to steal someone's washer and dryer.

I started one but I have already had to spend on maintenance for a couple minor things ( lawncare, broken garbage disposal)  and I would really like to have a spot on my spreadsheet where I can make notes about what an expense amount was for. 

Now I can easily spot good and poor work, but it did take a lot of hours on the job

I’ll be there for the first hour, I’ll say hello if I spot you! 

Do you have any good suggestions for sweet spot of flip market or team building?

I'm currently under contract for a spot in San Marco that I'll be renting out that is mixed residential & commercial, and will continue to look into multi and single-fam rental properties (using BRRRR) as well as land and potential building oppty's.