I am willing to go inland, IE or Riverside or at least away from coastal Socal, which is so hot and competitive... 

But it seems like there's a LOT of competition.

If over the next few years the graph gets back to 66% +/-, you'll see better 'deals' as competition intensifies for fewer apartment dwellers.

Frequently, there's just not enough data available, so I slowly increase the search radius and time frame.I spreadsheet my comps, with columns for beds, baths, square feet, lot size, basement type, septic (public / private), garage, days on market, REO or Short sale, condition, sale price, $/sq ft.In general, I try to get the same style home, but at least comp 2 story homes with other 2 story homes, ranches with other single story homes, etc.I also throw out any comps that are either inexplicably low or high prices.I include 3 sections in my comps - the subject property, sold properties and thos currently on the market (your competition).I've attached on that I just did on an exceptionally hard property. 

well,   you are waiting to long to make your offer.I suspect your competition 1. is making offer sight unseen2. they know value3. they do the inspections and such during their due diligence period 4. if they don't like it during due diligence they foldNow there could be pet buyers that the listing agents have for sure this happens.. the folks I know that do this look at the hot sheet at 4am when it hits and have offers on listing brokers e mail before 7am.get first in line .

Currently, the Bay Area is highly competitive and finding homes are like gems being sold for over asking price from about $100k-200k.

Their commission is higher than AirBnB and the landlord pays full commission (AirBnB charges both host and guest) but they mostly list hotels and motels so your rental looks very cheap comparing to the competition even though you are charging  3 or 4 times long term rent.

Exclusive Agency is a great thing -- not only does it reassure your broker that you're ready and serious, but it also makes your future offers more competitive.

If the company is owned by a minority (female, non-white, etc.) then they will often times go with their bid regardless of how good the work is or competitive the price is simply because they need to show the public that they are "equal opportunity" and must hit their quota.  

Purchased a 4 unit building for a gut rehab - I have short term construction financing in place that will need a take out loan upon competition of the renovations.