Make sure you look at their booking history and check out some of their listings to see review scores.

One extra step to add to all of the good comments above @Doug Webb, make sure you have 1 additional person in your LLC.

Does anybody know any courses/programs that they recommend for learning how to find off-market properties?

Make sure to do thorough research on neighborhoods and connect with local experts.

@Rich Dowdall I'd be open to learning from a vet - RE is fascinating to me, seems the hardest part is getting started (not letting your first deal sink you)

Around here I normally calculate about a 30% overhead when evaluating a property, but I’m pretty sure I’m gonna have to bump to 40% to cover the increased insurance cost there.I’ve seen a fair number of SFRs that look like they would provide 8% gross using the only tools I have available over here, which is rentometer and Zillow.

Most of the wholesalers and agents I've spoken to seem to think that's just the market we're in but I'm sure other people are successful with finding a gem or two .

VA loans are wonderful but you MUST MAKE SURE YOU HAVE A GREAT REALTOR FOR THIS.

So that’s a lesson learned through experience.  

A seller backing out can cause significant problems for sure.