We tend to buy stuff in the 200-275k ARV range but pick them up needing rehab under market value.

In 2018 we began sourcing off market deals by doing direct mail marketing campaigns.

I believe you would look at market analysis of what tenants would be in each of those scenarios and compare the proforma on each. 

Median Price: $678,500, +6.02% Yoy.Closed Sales: 4,216, -11.89% Yoy.YTD Closed Sales: 21,325, +1.38% Yoy.12 Month Closed Sales: 38,118, -8.70 Yoy.Inventory: 6,035, +31.62% Yoy.YTD inventory: 33,454, -1.59% Yoy.New Listings: 4,349, +10.77% Yoy.YTD New Listings: 29,789, +8.16% Yoy.Months Supply: 1.8, +38.46% Yoy.Cumulative Days on Market: 29, +3.57% Yoy.Existing Home Inventory as a Percent of Households: 0.22%.

property is currently in a reverse mortgage need $308k to satisfy. currently 3 units and wanting to remodel to create a 4th.Rural low economy market with high demand and very few rentals available in area.

They often have off-market deals that might fit your criteria better.

Normally they're very generic and don't really give you the info to be successful in your local market, or maybe any market. 

Join your local investment club; there you will find folks that speak the same language. 

It's been on market for about 180 days. 

The plan: I am identifying on/off market properties that are targets, will do all of the real estate work (listing, showing, advertising, vetting, etc) and will split the cost of the purchase of the home and the material costs for any needed repairs.The contractor will be subbing out portions of the job and be on site mostly full time until the project is completed.