All major repairs, such as the HVAC and roof were handled before the seller put the property on the market. 

or it is just the way the market currently is right now ?

As @Max Ferguson mentioned, the MLS in my investing area is really bad too because few rentals are marketed on the MLS. 

Knowing a market and being within a reasonable distance just seems to make sense especially if you are either working solo or with a small newly formed team.

Marketing to real estate agents.

I've seen some PMs (not in Fort Wayne i was looking into other markets) that charges for annual income/expense reports (which to me sounds pretty ridiculous). 

I posted this is Brrrr but let’s assume I’m buying at market value and making no repairs, is it possible?

Same goes for finding off-market distressed properties to rehab.

I'm particularly passionate about sun belt real estate market, especially mid-Tennessee. 

Seller finance deals work when one of the following situations is present1- property can’t be financed with institutional financing usually because property is vacant (commercial property) or in bad condition2- seller will only accept an above market price for the property and by offering seller financing opens the universe of potential buyers to include people who wouldn’t qualify for financing3- seller is able to obtain a “piece of the action” from a buyer rehabbing the property and hence ultimately obtain a higher price.4- the seller has an existing low interest rate mortgage and wants to “wrap” the existing mortgage into a seller financed higher rate mortgage and pocket the differential 5- property is an investment property, seller has a low basis in the property because of depreciation, and wants to spread out the taxes due.Are you thinking of trying to purchase with 100% seller financing, or are you able to /willing to offer a down payment of say 10-20% .