Are they getting them in front of off market or pre market opportunities?  

I can tell you that I have not had luck with appraisals in the CLV area, not sure if that is the market you are attacking. 

It's a solid list worth marketing to, nonetheless.

Read about finding off market deals and marketing to them; read about making offers and estimating rehab costs; read about building a buyers list; read about the analytics of a good rental property of flip property.

Have a property (new build) in North East SA, rented for a year & unable to rent for almost ~10 months now, selling in this market would incur > 100K loss as impossible to compete with builders.

Sometimes, I show as many as 30 homes (very hard markets here in NJ), and once showed a couple 84 homes until we won.

You also can’t use any estimates from people not in your market who invest in the same type of property. 

Hi, I'm wondering with the market like is right now, high interest rate and just having $30k cash and having a regular mortgage.

Arizona offers some nice markets. 

Look at rentals in your market and see what is EXPECTED from the kind of rental you are trying to create.