You can't count on realtors to get you good deals when all they have is what is on the market.You should always share what your goal is and the metrics you are using, but I don't think these are tried and true formulas you are using.

Thats very true @Brandi Croom I see that there are plenty of deals to be made in the Bend-Redmond area, especially on multi family properties that people have held for a long time.Whats your opinion on the new rent control laws?

I'm wanting to venture into rehabbing/flipping but also have been finding some good deals on true rental properties (already occupied with tenants and set to cash flow from day 1 with no repairs needed).

Is this true? 

One of the markets I've looked into the property values are virtually stagnant/declining but is not much of an issue to me as long as I'm working to find true deals.

It looks too good to be true.

“Be willing to sacrifice everything, but compromise nothing in your quest to be the best.” - Kobe Bryant
What we can all learn from Kobe‘s legendary life and career are in his 10 rules of success:
- Follow your pass...

True. 

*Needs about 100k rehab/60-65k to get rented*True 6 Plex- Not a conversion*Apt Mix: (6) 2bd. 1ba.

Frankly speaking we just don't have the population dynamics or the geographic constraints that it would take to produce a true PoP investment strategy like you can find in Tier 1 metros or quickly growing 2nd and 3rd tier metros with geographic barriers.To illustrate this, I would recommend driving down each street between NW 10th and NW30th, from May to Classen and back.